107 Bloomington St

Bevier, MO 63532

$130,000D+

1 bd · 2.0 ba · 864 sqft · Built 1880 · Other · Active · 491 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $840/mo
• Mortgage (P&I): −$682
• Tax + insurance: −$94
• HOA: −$0
• Vac / Maint / Mgmt: −$176
• Net cashflow: $-112/mo
• Annual: $-1,347/yr
• Cap rate: 5.26%
• Cash-on-cash: -3.70%
• DSCR: 0.84
• 1% rule: 0.65%
• Cash to close: $36,400

Investor read

• This is a 1-bed/2.0-bath other listed at $130k.
• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $110k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $84k (35.4% below list).
• It's been on market 491 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $84k (35.4% below list) — sets the bar for 1% rule.
• In year one you build about $4k of equity ($899 loan paydown + $3k appreciation (2.3% local appreciation)).
• Location reads 61/100 on livability (#425 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Bevier C-4 (rural): math 40% / reading 50% proficiency, ranked #212 of 535 in MO (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bevier Elem. (math 27% / reading 32%, grade F, #813 of 1,115 statewide, top 75%, 141 students, 60% FRL); Bevier High (math 54% / reading 30%, grade F, #217 of 521 statewide, top 42%, 73 students, 48% FRL) — zoned schools at 54% FRL track the district average.
• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 7 active listings in the ZIP; 26 units permitted in Macon County in 2024 (19 in 5+ unit buildings).
• Macon County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

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?
• It's been on market 491 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
• Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• 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.
• 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?
• 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.