000 SW Deer Rdg Lot 52, 60, 61, 62

Osceola, MO 64763

$40,000B+

2 bd · 1.0 ba · 850 sqft · Built 1996 · SingleFamily · Pending · 33 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $854/mo
• Mortgage (P&I): −$210
• Tax + insurance: −$67
• HOA: −$36
• Vac / Maint / Mgmt: −$179
• Net cashflow: $362/mo
• Annual: $4,345/yr
• Cap rate: 17.15%
• Cash-on-cash: 38.79%
• DSCR: 2.73
• 1% rule: 2.13%
• Cash to close: $11,200

Investor read

• This is a 2-bed/1.0-bath single-family listed at $40k. Condition is rated fair.
• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($854 rent vs $40k).
• It's been on market 33 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• In year one you build about $2k of equity ($277 loan paydown + $2k appreciation (4.8% local appreciation)).
• Location reads 61/100 on livability (#432 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Osceola (rural): math 46% / reading 45% proficiency, ranked #105 of 324 in MO (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Osceola Elem. (math 57% / reading 47%, grade C-, #231 of 1,115 statewide, top 24%, 304 students, 50% FRL); Osceola Jr.-Sr. High (math 37% / reading 42%, grade F, #247 of 521 statewide, top 55%, 249 students, 57% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 8 active listings in the ZIP; 3 units permitted in St. Clair County in 2024 (0 in 5+ unit buildings).
• St. Clair County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 2 sale attempts; this cycle's ask has dropped $5k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• At projected returns (4.8% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Questions for listing agent

• It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• 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?
• 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.

Repairs flagged (vision-AI assessment)

• Moderate: Exterior siding — Weathered appearance suggests potential water damage.
• Moderate: Paint — Interior walls show signs of wear and may need repainting.
• Moderate: Landscaping — Minimal landscaping detracts from curb appeal and could be improved with some landscaping work.