105 E Oak St

Warrenton, MO 63383

$195,000D

2 bd · 1.0 ba · 1,556 sqft · Built 1994 · Other · Active · 3 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,580/mo
• Mortgage (P&I): −$1,023
• Tax + insurance: −$178
• HOA: −$0
• Vac / Maint / Mgmt: −$332
• Net cashflow: $48/mo
• Annual: $570/yr
• Cap rate: 6.59%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• 1% rule: 0.81%
• Cash to close: $54,600

Investor read

• This is a 2-bed/1.0-bath other listed at $195k.
• At list price, monthly cash flow is $48 ($570/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (19.0% below list).
• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $158k (19.0% below list) — sets the bar for 1% rule.
• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Location reads 71/100 on livability (#120 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities D, commute F.
• Warren County R-III (town): math 30% / reading 46% proficiency, ranked #172 of 324 in MO (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rebecca Boone Elem. (math 22% / reading 36%, grade F, #842 of 1,115 statewide, top 76%, 448 students, 58% FRL); Black Hawk Middle (math 25% / reading 43%, grade F, #255 of 391 statewide, top 66%, 698 students, 43% FRL); Warrenton High (math 28% / reading 57%, grade F, #216 of 521 statewide, top 41%, 997 students, 40% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: 177 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 424 units permitted in Warren County in 2024 (126 in 5+ unit buildings).
• 2 sale attempts 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.
• Cap rate 6.6% vs local median 2.5% in Warrenton — 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

• 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.