825 Highway WW

Foristell, MO 63348

$309,900F

3 bd · 3.0 ba · 1,106 sqft · Built 1999 · SingleFamily · Active · 162 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,332/mo
• Mortgage (P&I): −$1,625
• Tax + insurance: −$258
• HOA: −$0
• Vac / Maint / Mgmt: −$490
• Net cashflow: $-41/mo
• Annual: $-491/yr
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• 1% rule: 0.75%
• Cash to close: $86,772

Investor read

• This is a 3-bed/3.0-bath single-family listed at $310k.
• At list price, monthly cash flow is $-41 ($-491/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (24.8% below list).
• It's been on market 162 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $233k (24.8% below list) — sets the bar for 1% rule.
• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Location reads 60/100 on livability (#484 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: amenities F, commute F, cost of living D-.
• Wright City R-II Of Warren County (town): math 32% / reading 41% proficiency, ranked #179 of 324 in MO (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wright City East Elem (282 students, 48% FRL); Wright City Middle (math 27% / reading 39%, grade F, #265 of 391 statewide, top 69%, 395 students, 50% FRL); Wright City High (math 17% / reading 42%, grade F, #382 of 521 statewide, top 78%, 536 students, 41% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 172 active listings in the ZIP; 424 units permitted in Warren County in 2024 (126 in 5+ unit buildings).
• 2 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.
• Cap rate 6.1% vs local median 3.9% in Foristell — 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 162 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
• 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
• 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.