302 Grand Ave

Huntsville, MO 65259

$99,000C+

2 bd · 1.5 ba · 1,200 sqft · Built 1998 · SingleFamily · Pending · 12 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,018/mo
• Mortgage (P&I): −$519
• Tax + insurance: −$134
• HOA: −$0
• Vac / Maint / Mgmt: −$214
• Net cashflow: $151/mo
• Annual: $1,812/yr
• Cap rate: 8.12%
• Cash-on-cash: 6.54%
• DSCR: 1.29
• 1% rule: 1.03%
• Cash to close: $27,720

Investor read

• This is a 2-bed/1.5-bath single-family listed at $99k.
• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Location reads 66/100 on livability (#235 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, amenities F, commute F.
• Westran R-I (rural): math 43% / reading 50% proficiency, ranked #81 of 324 in MO (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Westran Elem. (math 47% / reading 47%, grade D-, #347 of 1,115 statewide, top 35%, 298 students, 58% FRL); Westran Middle (math 47% / reading 52%, grade C, #74 of 391 statewide, top 20%, 134 students, 60% FRL); Westran High (math 24% / reading 54%, grade F, #247 of 521 statewide, top 55%, 178 students, 47% FRL).
• Market conditions: 25 active listings in the ZIP; 25 units permitted in Randolph County in 2024 (0 in 5+ unit buildings).
• Randolph County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• 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.