200 E Maple St

Curryville, MO 63339

$78,500B-

2 bd · 1.0 ba · 864 sqft · Built 1940 · Other · Pending · 50 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $852/mo
• Mortgage (P&I): −$412
• Tax + insurance: −$131
• HOA: −$0
• Vac / Maint / Mgmt: −$179
• Net cashflow: $131/mo
• Annual: $1,570/yr
• Cap rate: 8.29%
• Cash-on-cash: 7.14%
• DSCR: 1.32
• 1% rule: 1.09%
• Cash to close: $21,980

Investor read

• This is a 2-bed/1.0-bath other listed at $78k. Condition is rated fair.
• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($852 rent vs $78k).
• It's been on market 50 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $76k (3.0% below list) — sets the bar for market timing.
• In year one you build about $3k of equity ($543 loan paydown + $2k appreciation (3.0% local appreciation)).
• Location reads 52/100 on livability (#852 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment D-.
• Bowling Green R-I (town): math 31% / reading 49% proficiency, ranked #146 of 324 in MO (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bowling Green Elem. (math 33% / reading 49%, grade F, #520 of 1,115 statewide, top 47%, 558 students, 48% FRL); Bowling Green High (math 14% / reading 52%, grade F, #351 of 521 statewide, top 68%, 364 students, 30% FRL) — zoned schools at 39% FRL track the district average.
• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 3 active listings in the ZIP; 38 units permitted in Pike County in 2024 (0 in 5+ unit buildings).
• Pike County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Questions for listing agent

• It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• 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?
• 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.
• What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
• How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Repairs flagged (vision-AI assessment)

• Major: exterior siding — Significant weathering and cracking
• Minor: kitchen flooring — Some wear, but not severe enough to replace
• Minor: bathroom flooring — Some wear, but not severe enough to replace
• Minor: interior walls — Peeling paint, touch-up needed