5040 County Road 628

Fisk, MO 63940

$73,800C+

1 bd · 1.0 ba · 560 sqft · Built 2004 · Other · Pending · 135 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $760/mo
• Mortgage (P&I): −$387
• Tax + insurance: −$182
• HOA: −$0
• Vac / Maint / Mgmt: −$160
• Net cashflow: $32/mo
• Annual: $379/yr
• Cap rate: 8.84%
• Cash-on-cash: 9.11%
• DSCR: 1.41
• 1% rule: 1.03%
• Cash to close: $20,664

Investor read

• This is a 1-bed/1.0-bath other listed at $74k.
• At list price, monthly cash flow is $32 ($379/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($760 rent vs $74k).
• It's been on market 135 days — a 12% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $65k (12.0% below list) — sets the bar for market timing.
• In year one you build about $3k of equity ($510 loan paydown + $2k appreciation (3.0% local appreciation)).
• Location reads 62/100 on livability (#380 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, crime F.
• Twin Rivers R-X (rural): math 27% / reading 39% proficiency, ranked #250 of 324 in MO (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fisk Elementary (math 23% / reading 35%, grade F, #842 of 1,115 statewide, top 76%, 345 students, 89% FRL); Twin Rivers High (math 5% / reading 52%, grade F, #409 of 521 statewide, top 79%, 249 students, 90% FRL) — zoned schools average 89% FRL vs 57% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Watch-outs: flood insurance adds $125/mo.
• Market conditions: 6 active listings in the ZIP; 63 units permitted in Butler County in 2024 (48 in 5+ unit buildings).
• Butler County population projected to shrink 6% 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 $21k cash investment doubles in ~6 years — after that, you're playing with house money.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• 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 D-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?
• 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.