48 Rasso Way #65

Coney Island, MO 65686

$119,000D

2 bd · 2.0 ba · 683 sqft · Built 1982 · Condo · Pending · 3 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,297/mo
• Mortgage (P&I): −$624
• Tax + insurance: −$198
• HOA: −$224
• Vac / Maint / Mgmt: −$272
• Net cashflow: $-22/mo
• Annual: $-266/yr
• Cap rate: 6.07%
• Cash-on-cash: -0.80%
• DSCR: 0.96
• 1% rule: 1.09%
• Cash to close: $33,320

Investor read

• This is a 2-bed/2.0-bath condo listed at $119k. Condition is rated average.
• At list price, monthly cash flow is $-22 ($-266/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (2.7% below list).
• Meets the 1% rule at list price ($1k rent vs $119k).
• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $116k (2.7% below list) — sets the bar for cash-flow.
• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Location reads 59/100 on livability (#553 in MO) — a working-class tenant base; expect higher turnover. Strengths: housing A-, crime B; Watch: health & safety C-, amenities F, commute F.
• Blue Eye R-V (rural): math 41% / reading 47% proficiency, ranked #107 of 324 in MO (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Blue Eye Elem. (math 37% / reading 47%, grade F, #481 of 1,115 statewide, top 46%, 198 students, 48% FRL); Blue Eye Middle (math 42% / reading 42%, grade D-, #149 of 391 statewide, top 41%, 170 students, 51% FRL); Blue Eye High (math 54% / reading 64%, grade C+, #35 of 521 statewide, top 8%, 178 students, 42% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: 290 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 191 units permitted in Stone County in 2024 (0 in 5+ unit buildings).
• Stone County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 2 sale attempts; this cycle's ask is 9% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Cap rate 6.1% vs local median 1.8% in Coney Island — 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?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
• 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?
• 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.

Repairs flagged (vision-AI assessment)

• Moderate: kitchen cabinets — dated and in need of updating
• Moderate: kitchen appliances — outdated and in need of replacement
• Moderate: bathroom vanity — dated and in need of updating