5459 Highway A

Frohna, MO 63748

$1C-

4 bd · 1.0 ba · 2,136 sqft · Built 1920 · Other · Pending · 28 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,246/mo
• Mortgage (P&I): −$0
• Tax + insurance: −$0
• HOA: −$0
• Vac / Maint / Mgmt: −$262
• Net cashflow: $984/mo
• Annual: $11,808/yr
• Cap rate: 1180788.88%
• Cash-on-cash: 4217080.67%
• DSCR: 187637.36
• 1% rule: 124556.00%
• Cash to close: $0

Investor read

• This is a 4-bed/1.0-bath other listed at $1.
• 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).
• It's been on market 28 days — a 2% lower offer ($0) is reasonable based on typical stale-listing flexibility.
• 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.
• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 2 active listings in the ZIP; 36 units permitted in Perry County in 2024 (0 in 5+ unit buildings).
• 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.

Questions for listing agent

• Built in 1920 — 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.
• 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?
• 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?
• 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.