5459 Highway A · Frohna, MO 63748

$1

4 bd · 1.0 ba · 2,136 sqft · Other · 28 Days on market

Built 1920 8.45 ac lot

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming Country Farmhouse on 8.45 Acres – Just Outside Frohna Escape to the peaceful countryside with this charming 2-story farmhouse nestled on 8.45 picturesque acres just outside of Frohna. This inviting home blends timeless character with rural tranquility, offering the perfect setting for a hobby farm, weekend retreat, or full-time country living. Step inside to discover original hardwood floors that add warmth and historic charm throughout the home. The spacious layout provides plenty of room to make it your own while preserving the farmhouse’s classic appeal. Outside, the property truly shines. The acreage offers open space for livestock, gardening, or simply enjoying the

Key facts

• 8.45 acres
• Versatile acreage
• Public water access

Tags

• 8.45 ACRES
• ORIGINAL HARDWOOD FLOORS
• OLD DAIRY BARN
• PUBLIC WATER ACCESS
• RURAL SETTING
• VERSATILE ACREAGE

Property features AI

Finance

• Other: Lot size approximately 8.45 acres
• Financial info: No investor or income/expense information provided
• HOA & community: No HOA information provided

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Public water; Septic tank sewer; Single-phase electric; Water connected
• Home design: Single-family residence; Two levels; Residential property
• Construction: Vinyl siding; Year built not specified
• Exterior features: Back yard; Front yard; Some trees and scattered woods; Gentle sloping terrain; Farm setting

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Four bedrooms total; Two bedrooms on the main level; Two bedrooms on the upper level
• Flooring: No flooring details provided
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Window/wall air conditioning units
• Interior features: Unfinished basement; Five total rooms
• Laundry & utility: No laundry appliance details provided

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $1.

Deal economics

• At list price, monthly cash flow is $984 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

Location & tenants

• Location reads 59/100 on livability (#548 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, crime D-, amenities F.
• Altenburg 48 (rural): math 40% / reading 40% proficiency, ranked #274 of 535 in MO (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Altenburg Elem. (math 52% / reading 67%, grade B-, #124 of 1,115 statewide, top 13%, 110 students, 28% FRL) — zoned schools at 28% FRL track the district average.
• Zoned-school proficiency averages 60% at this address vs 40% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Altenburg 48 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 2 active listings in the ZIP; 36 units permitted in Perry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• At projected returns (3.8% appreciation + 3.0% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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.

Investment metrics

• 1% rule: 124556.00% ✓
• Cap rate: 1180788.88%
• Cash-on-cash: 4217080.67%
• DSCR: 187637.36
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 223892.12×
• Total profit: $62,690
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 483443.92×
• Total profit: $135,364
• Equity at exit: $1

Cash invested: $0 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 63748

• Home prices YoY: 1.6%
• Active inventory: 2

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $984

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

Sensitivity live

Price	-10% $984	-5% $984	+0% $984	+5% $984	+10% $984
Rent	-10% $886	-5% $935	+0% $984	+5% $1,033	+10% $1,082
Rate	-1.0pp $984	-0.5pp $984	base $984	+0.5pp $984	+1.0pp $984

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-07
   status Pending
2. 2026-04-09
   listed $1 Active
3. 2011-10-28
   soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,947
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$0
• Taxable income: $12,555
• Est. tax owed @ 24.0%: −$3,013
• After-tax cash flow: $8,795/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Altenburg 48
• NCES district ID: 2903040
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $54,941
• Composite: 37.39/100
• National rank: #8921
• State rank: #274 of 535 in MO

Livability — Frohna

• Score: 59/100
• State rank: #548
• US rank: #20186

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment D+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,296

Population outlook (Perry County) Hauer SSP2

• Today (2025): 19,583 people
• By 2030: 19,714 · +0.7%
• By 2040: 19,695 · +0.6%
• By 2050: 19,172 · -2.1%
• By 2075: 17,199 · -12.2%
• By 2100: 13,661 · -30.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4%
• Common ancestry: Serbian 2% Lithuanian 1% Romanian 1%
• Languages at home: 92% English-only · German/W. Germanic 8%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+63.4) · D 17.9% · R 81.3%
• 2008→2024 swing: -34.2pp toward R · 2008: -29.2pp · 2024: -63.4pp
• All cycles: 2024: R+63.4 2020: R+63.4 2016: R+61.7 2012: R+43.6 2008: R+29.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.76%
• Current HPI: 245.5138
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Property tax history

+1.8%/yr

Latest (2025): $872 · +3.9% YoY. Source: county tax records.