26560 Farm Road 1216

Golden, MO 65658

$99,500D

2 bd · 1.0 ba · 840 sqft · Built 1977 · Manufactured · Active · 292 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $853/mo
• Mortgage (P&I): −$522
• Tax + insurance: −$166
• HOA: −$0
• Vac / Maint / Mgmt: −$179
• Net cashflow: $-14/mo
• Annual: $-163/yr
• Cap rate: 6.13%
• Cash-on-cash: -0.58%
• DSCR: 0.97
• 1% rule: 0.86%
• Cash to close: $27,860

Investor read

• This is a 2-bed/1.0-bath manufactured listed at $100k. Condition is rated fair.
• At list price, monthly cash flow is $-14 ($-163/yr) — negative.
• To cash-flow at today's rent, offer at most $98k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (14.2% below list).
• It's been on market 292 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $85k (14.2% below list) — sets the bar for 1% rule.
• In year one you build about $3k of equity ($688 loan paydown + $3k appreciation (2.7% local appreciation)).
• Location reads 55/100 on livability (#744 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: housing C-, health & safety C-, schools D+.
• Cassville R-IV (town): math 33% / reading 47% proficiency, ranked #157 of 324 in MO (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 57 active listings in the ZIP; 57 units permitted in Barry County in 2024 (0 in 5+ unit buildings).
• Barry County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k 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 292 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1977 — 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.
• 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?

Repairs flagged (vision-AI assessment)

• Major: exterior siding — Significant wear and tear
• Major: flooring — Worn wood flooring
• Major: interior walls — Worn wood paneling