510 S 26th Pl

Unionville, MO 63565

$139,900D-

3 bd · 2.0 ba · 1,180 sqft · Built 1977 · SingleFamily · Active · 61 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $993/mo
• Mortgage (P&I): −$734
• Tax + insurance: −$139
• HOA: −$0
• Vac / Maint / Mgmt: −$209
• Net cashflow: $-88/mo
• Annual: $-1,061/yr
• Cap rate: 5.53%
• Cash-on-cash: -2.71%
• DSCR: 0.88
• 1% rule: 0.71%
• Cash to close: $39,172

Investor read

• This is a 3-bed/2.0-bath single-family listed at $140k.
• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (29.0% below list).
• It's been on market 61 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $99k (29.0% below list) — sets the bar for 1% rule.
• In year one you build about $4k of equity ($967 loan paydown + $3k appreciation (2.5% local appreciation)).
• Location reads 63/100 on livability (#361 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Putnam County R-I (rural): math 43% / reading 48% proficiency, ranked #100 of 324 in MO (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Putnam Co. Elem. (math 37% / reading 52%, grade F, #413 of 1,115 statewide, top 42%, 299 students, 53% FRL); Putnam Co. Middle (math 42% / reading 42%, grade D-, #149 of 391 statewide, top 41%, 146 students, 61% FRL); Putnam Co. High (math 64% / reading 62%, grade B-, #25 of 521 statewide, top 5%, 209 students, 38% FRL).
• Market conditions: 107 active listings in the ZIP.
• Putnam County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 6 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

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 61 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
• Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• 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.
• 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.
• 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.