106 US 136 Hwy E

Rock Port, MO 64482

$109,900D

2 bd · 1.0 ba · 647 sqft · Built 1920 · Other · Pending · 14 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $818/mo
• Mortgage (P&I): −$576
• Tax + insurance: −$101
• HOA: −$0
• Vac / Maint / Mgmt: −$172
• Net cashflow: $-31/mo
• Annual: $-373/yr
• Cap rate: 5.95%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• 1% rule: 0.74%
• Cash to close: $30,772

Investor read

• This is a 2-bed/1.0-bath other listed at $110k.
• At list price, monthly cash flow is $-31 ($-373/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $82k (25.5% below list).
• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $82k (25.5% below list) — sets the bar for 1% rule.
• In year one you build about $3k of equity ($760 loan paydown + $2k appreciation (1.8% local appreciation)).
• Location reads 71/100 on livability (#100 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Rock Port R-II (rural): math 60% / reading 70% proficiency, ranked #23 of 535 in MO (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Rock Port Elem. (math 72% / reading 57%, grade B, #70 of 1,115 statewide, top 8%, 197 students, 33% FRL); Rock Port High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 158 students, 27% FRL) — zoned schools at 30% FRL track the district average.
• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 8 active listings in the ZIP.
• Atchison County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 3 sale attempts 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.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

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?
• Built in 1920 — 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.
• 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.
• 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.