11325 Sherman St

Weaubleau, MO 65774

$18,000C-

3 bd · 1.0 ba · 885 sqft · Built 1880 · Other · Active · 26 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $887/mo
• Mortgage (P&I): −$94
• Tax + insurance: −$19
• HOA: −$0
• Vac / Maint / Mgmt: −$186
• Net cashflow: $588/mo
• Annual: $7,051/yr
• Cap rate: 45.46%
• Cash-on-cash: 139.90%
• DSCR: 7.22
• 1% rule: 4.93%
• Cash to close: $5,040

Investor read

• This is a 3-bed/1.0-bath other listed at $18k.
• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($887 rent vs $18k).
• It's been on market 26 days — a 2% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $18k (1.5% below list) — sets the bar for market timing.
• In year one you build about $2k of equity ($124 loan paydown + $2k appreciation (9.5% local appreciation)).
• Location reads 56/100 on livability (#706 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools D+, crime F, amenities F.
• Weaubleau R-III (rural): math 45% / reading 60% proficiency, ranked #103 of 535 in MO (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 15 active listings in the ZIP.
• Hickory County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.5% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• Built in 1880 — 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?
• Crime grade is F 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.