240 S Jefferson St

Kahoka, MO 63445

$125,000C+

3 bd · 1.5 ba · 1,600 sqft · Built 1973 · SingleFamily · Pending · 1 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,133/mo
• Mortgage (P&I): −$656
• Tax + insurance: −$128
• HOA: −$0
• Vac / Maint / Mgmt: −$238
• Net cashflow: $112/mo
• Annual: $1,344/yr
• Cap rate: 7.37%
• Cash-on-cash: 3.84%
• DSCR: 1.17
• 1% rule: 0.91%
• Cash to close: $35,000

Investor read

• This is a 3-bed/1.5-bath single-family listed at $125k.
• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (9.3% below list).
• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $113k (9.3% below list) — sets the bar for 1% rule.
• In year one you build about $7k of equity ($864 loan paydown + $6k appreciation (5.2% local appreciation)).
• Location reads 66/100 on livability (#236 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+, housing B+; Watch: health & safety C-, employment D, amenities F.
• Clark County R-I (rural): math 29% / reading 32% proficiency, ranked #268 of 324 in MO (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Black Hawk Elem. (math 32% / reading 27%, grade F, #813 of 1,115 statewide, top 75%, 365 students, 56% FRL); Clark Co. Middle (math 24% / reading 27%, grade F, #319 of 391 statewide, top 82%, 258 students, 53% FRL); Clark Co. High (math 27% / reading 42%, grade F, #321 of 521 statewide, top 67%, 308 students, 46% FRL).
• Market conditions: 9 active listings in the ZIP; 2 units permitted in Clark County in 2024 (0 in 5+ unit buildings).
• Clark County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Questions for listing agent

• Built in 1973 — 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.
• 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.