1207 Pine St

Laclede, MO 64651

$76,500B-

1 bd · 1.0 ba · 684 sqft · Built 1994 · SingleFamily · Pending · 9 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $793/mo
• Mortgage (P&I): −$401
• Tax + insurance: −$65
• HOA: −$0
• Vac / Maint / Mgmt: −$167
• Net cashflow: $160/mo
• Annual: $1,923/yr
• Cap rate: 8.81%
• Cash-on-cash: 8.98%
• DSCR: 1.40
• 1% rule: 1.04%
• Cash to close: $21,420

Investor read

• This is a 1-bed/1.0-bath single-family listed at $76k.
• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($793 rent vs $76k).
• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $8k of equity ($529 loan paydown + $8k appreciation (10.0% local appreciation)).
• Location reads 59/100 on livability (#522 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• Brookfield R-III (rural): math 46% / reading 55% proficiency, ranked #45 of 324 in MO (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Brookfield Elem. (math 47% / reading 47%, grade D-, #347 of 1,115 statewide, top 35%, 364 students, 50% FRL); Brookfield Middle (math 56% / reading 62%, grade B, #22 of 391 statewide, top 6%, 240 students, 48% FRL); Brookfield High (math 27% / reading 47%, grade F, #291 of 521 statewide, top 60%, 273 students, 38% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 6 active listings in the ZIP; 4 units permitted in Linn County in 2024 (0 in 5+ unit buildings).
• Linn County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Questions for listing agent

• 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?
• 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.
• 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.