53 H And A Ln

Camdenton, MO 65787

$195,000D

2 bd · 1.0 ba · 520 sqft · Built 1946 · Other · Active · 156 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,450/mo
• Mortgage (P&I): −$1,023
• Tax + insurance: −$325
• HOA: −$58
• Vac / Maint / Mgmt: −$304
• Net cashflow: $-260/mo
• Annual: $-3,121/yr
• Cap rate: 4.69%
• Cash-on-cash: -5.72%
• DSCR: 0.75
• 1% rule: 0.74%
• Cash to close: $54,600

Investor read

• This is a 2-bed/1.0-bath other listed at $195k.
• At list price, monthly cash flow is $-260 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (19.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (25.6% below list).
• It's been on market 156 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $145k (25.6% below list) — sets the bar for 1% rule.
• In year one you build about $2k of equity ($1k loan paydown + $807 appreciation (0.4% local appreciation)).
• Location reads 68/100 on livability (#186 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Macks Creek R-V (rural): math 30% / reading 40% proficiency, ranked #399 of 535 in MO (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Macks Creek Elem. (math 32% / reading 37%, grade F, #676 of 1,115 statewide, top 66%, 185 students, 98% FRL); Macks Creek High (math 32% / reading 42%, grade F, #291 of 521 statewide, top 60%, 154 students, 98% FRL) — zoned schools average 98% FRL vs 57% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 51 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 272 units permitted in Camden County in 2024 (0 in 5+ unit buildings).
• Camden County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
• Cap rate 4.7% vs local median 1.7% in Camdenton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 156 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
• Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• 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.
• 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?