105 W Tennessee St

Chamois, MO 65024

$65,000B+

2 bd · 2.0 ba · 1,399 sqft · Built 1950 · Other · Active · 7 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,052/mo
• Mortgage (P&I): −$341
• Tax + insurance: −$491
• HOA: −$0
• Vac / Maint / Mgmt: −$221
• Net cashflow: $-1/mo
• Annual: $-10/yr
• Cap rate: 14.15%
• Cash-on-cash: 28.07%
• DSCR: 2.25
• 1% rule: 1.62%
• Cash to close: $18,200

Investor read

• This is a 2-bed/2.0-bath other listed at $65k.
• At list price, monthly cash flow is $-1 ($-10/yr) — negative.
• To cash-flow at today's rent, offer at most $65k (0.2% below list).
• Meets the 1% rule at list price ($1k rent vs $65k).
• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $65k (0.2% below list) — sets the bar for cash-flow.
• In year one you build about $2k of equity ($449 loan paydown + $1k appreciation (2.1% local appreciation)).
• Location reads 60/100 on livability (#485 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Osage County R-I (rural): math 45% / reading 40% proficiency, ranked #242 of 535 in MO (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chamois High (math 50% / reading 70%, grade C+, #35 of 521 statewide, top 8%, 68 students, 44% FRL) — zoned schools at 44% FRL track the district average.
• Zoned-school proficiency averages 60% at this address vs 42% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Osage County R-I average implies; a family-tenant draw the district grade alone would hide.
• Watch-outs: flood insurance adds $427/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 3 active listings in the ZIP; 3 units permitted in Osage County in 2024 (0 in 5+ unit buildings).
• Osage County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~8 years — after that, you're playing with house money.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

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?
• Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• 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.