506 E Van Every St

Seymour, MO 65746

$159,995D-

4 bd · 1.0 ba · 1,260 sqft · Built 1972 · Other · Active · 6 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $986/mo
• Mortgage (P&I): −$839
• Tax + insurance: −$122
• HOA: −$0
• Vac / Maint / Mgmt: −$207
• Net cashflow: $-182/mo
• Annual: $-2,189/yr
• Cap rate: 4.93%
• Cash-on-cash: -4.89%
• DSCR: 0.78
• 1% rule: 0.62%
• Cash to close: $44,799

Investor read

• This is a 4-bed/1.0-bath other listed at $160k.
• At list price, monthly cash flow is $-182 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (20.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (38.4% below list).
• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $99k (38.4% below list) — sets the bar for 1% rule.
• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (9.5% local appreciation)).
• Location reads 62/100 on livability (#374 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Seymour R-II (rural): math 28% / reading 43% proficiency, ranked #218 of 324 in MO (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Seymour Elem. (math 22% / reading 47%, grade F, #676 of 1,115 statewide, top 66%, 309 students, 40% FRL); Seymour Middle (math 22% / reading 42%, grade F, #272 of 391 statewide, top 70%, 166 students, 35% FRL); Seymour High (math 57% / reading 34%, grade D-, #174 of 521 statewide, top 33%, 240 students, 38% FRL) — zoned schools average 37% FRL vs 58% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 58 active listings in the ZIP; 168 units permitted in Webster County in 2024 (24 in 5+ unit buildings).
• Webster County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• 2 sale attempts since 11y ago 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.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• Cap rate 4.9% vs local median 2.0% in Seymour — 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?
• Built in 1972 — 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 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.
• 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.