10735 SE 900 Rd

Collins, MO 64738

$315,900D

3 bd · 2.5 ba · 1,080 sqft · Built 2013 · Other · Active · 115 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,064/mo
• Mortgage (P&I): −$1,657
• Tax + insurance: −$214
• HOA: −$0
• Vac / Maint / Mgmt: −$223
• Net cashflow: $-1,031/mo
• Annual: $-12,368/yr
• Cap rate: 2.38%
• Cash-on-cash: -13.98%
• DSCR: 0.38
• 1% rule: 0.34%
• Cash to close: $88,452

Investor read

• This is a 3-bed/2.5-bath other listed at $316k.
• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (57.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (66.3% below list).
• It's been on market 115 days — a 9% lower offer ($287k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $106k (66.3% below list) — sets the bar for 1% rule.
• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Location reads 56/100 on livability (#701 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Weaubleau R-III (rural): math 45% / reading 60% proficiency, ranked #103 of 535 in MO (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Weaubleau Elem. (math 47% / reading 62%, grade C, #190 of 1,115 statewide, top 19%, 188 students, 64% FRL); Weaubleau High (math 32% / reading 47%, grade F, #247 of 521 statewide, top 55%, 160 students, 54% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: 29 active listings in the ZIP; 3 units permitted in St. Clair County in 2024 (0 in 5+ unit buildings).
• St. Clair County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
• It's been on market 115 days. Have you received any prior offers? Is the seller open to a 66% concession, seller financing, or rate buy-down credit?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
• Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
• The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
• What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.