710 Oak St

California, MO 65018

$75,000B-

5 bd · 2.0 ba · 1,236 sqft · Built 1900 · Other · Active · 52 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,206/mo
• Mortgage (P&I): −$393
• Tax + insurance: −$115
• HOA: −$0
• Vac / Maint / Mgmt: −$253
• Net cashflow: $445/mo
• Annual: $5,339/yr
• Cap rate: 13.41%
• Cash-on-cash: 25.43%
• DSCR: 2.13
• 1% rule: 1.61%
• Cash to close: $21,000

Investor read

• This is a 5-bed/2.0-bath other listed at $75k.
• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• It's been on market 52 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Location reads 64/100 on livability (#306 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Moniteau County R-I (town): math 44% / reading 55% proficiency, ranked #43 of 324 in MO (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: California Elem. (math 47% / reading 50%, grade D, #334 of 1,115 statewide, top 30%, 507 students, 45% FRL); California Middle (math 45% / reading 55%, grade C, #68 of 391 statewide, top 18%, 432 students, 39% FRL); California High (math 32% / reading 67%, grade D, #124 of 521 statewide, top 28%, 422 students, 29% FRL) — zoned schools at 38% FRL track the district average.
• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 43 active listings in the ZIP; 3 units permitted in Moniteau County in 2024 (0 in 5+ unit buildings).
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Questions for listing agent

• It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
• Built in 1900 — 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.
• 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.