409 Chestnut St

Tarkio, MO 64491

$15,000D+

1 bd · 1.0 ba · 786 sqft · Built 1920 · Other · Active · 10 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $816/mo
• Mortgage (P&I): −$79
• Tax + insurance: −$24
• HOA: −$0
• Vac / Maint / Mgmt: −$171
• Net cashflow: $542/mo
• Annual: $6,508/yr
• Cap rate: 49.68%
• Cash-on-cash: 154.96%
• DSCR: 7.89
• 1% rule: 5.44%
• Cash to close: $4,200

Investor read

• This is a 1-bed/1.0-bath other listed at $15k.
• At list price, monthly cash flow is $542 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($816 rent vs $15k).
• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $61 of equity ($104 loan paydown + $-43 appreciation (-0.3% local appreciation)).
• Location reads 66/100 on livability (#234 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D+, amenities F, commute F.
• Tarkio R-I (rural): math 35% / reading 50% proficiency, ranked #250 of 535 in MO (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 8 active listings in the ZIP.
• Atchison County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Questions for listing agent

• Built in 1920 — 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.
• 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?
• 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.
• 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.