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$430,000 · BRECKENRIDGE HILLS, MO 63114
Works for flippers · Landlords would lose money

Available

$430,000Asking price

0 bd · 3,139 sq ft · built 1955

BRECKENRIDGE HILLS, MO 63114

No contract on file

via InvestorLift Classic

Listed Jan 9

Works for flippers

Landlords would lose money

The Numbers

Flip

Rental

Sells for (ARV)From the listing: $567,000
Asking price: −$430,000
RepairsMiddle of the seller’s $1,000 – $5,000. Ours: $0 – $31,500: −$3,000
Loan, holding, closing20% down, 12% interest, 2 points, 61 days: −$43,689
Profit15.9% of ARV · flippers want 10%+: $90,311
Works

Works for a flipper up to $461,000.

FIVE STREAM VENTURES, LLC.

Todd Keith

No reviews yet

Comps

Sales

Rents

ARV $567,000

From the listing

The seller picked no comps. Investimate’s own value for this home is $1,844,000.

The sales behind this value are shown to members.

ARV $567,000

From the listing

The seller picked no comps.

The sales behind this value are shown to members.

FIVE STREAM VENTURES, LLC.

Todd Keith

No reviews yet

Seller Description

OVERVIEW: Fully leased commercial property with strong in-place cash flow. The current income delivers a 12.4% actual cap rate and priced $100K below market value.

LOCATION: Breckenridge Hills, MO, 63114

Market Value: ~$567,000

Rehab / CapEx: Minimal. Major systems already upgraded. Allow ~$10K for minor exterior and cosmetic reserves.

PROPERTY DETAILS

Asset Type: Commercial

Unit Count: 5 commercial units

Configuration: 3 ground-floor units, 2 second-floor units

Utilities: Centrally metered and owner-paid

HVAC: Central HVAC systems

Building: 3,139 Sq Ft

Lot: 8,393 Sq Ft

Construction: Solid commercial construction

Year Built: 1955

Year Remodeled: 2025

FINACIAL DETAILS:

Actual (In-Place) Performance

Total Monthly Income: $7,025 Gross

Annual Income: $84,300

Operating Expenses: $23,385

NOI: $56,700

Cap Rate (Actual): 12.4%

Pro Forma Performance

Gross Annual Income: $84,300

Operating Expenses: $17,133

NOI: $62,952

Cap Rate (Pro Forma): 13.7%

INVESTMENT HIGHLIGHTS

-Immediate cash flow from day one

- Actual and pro forma cap rates above local market averages

- Below-market basis supported by in-place NOI

-Suitable for passive investors, owner-operators, and long-term hold buyers

-Strong surrounding residential density supporting neighborhood commercial demand.

REHAB NOTES

This is not a heavy value-add or rehab deal. Ownership has already completed substantial system-level capital improvements:

-Commercial roof replacement

-Electrical system upgrades including panels, rewiring, and code compliance.

-Plumbing system upgrades including supply lines and fixtures

-New central HVAC systems installed

-Commercial-grade interior flooring upgrades

-Exterior fascia and gutter repairs

TERMS

-Cash, Hard Money, Private Money

- FAST CLOSE NEEDED

-SOLD AS-IS — Seller will not make repairs

CALL TO ACTION

Cash-flow-focused investors seeking double-digit cap rates with minimal CapEx exposure should take a serious look at this opportunity. Stabilized commercial assets at this yield are increasingly difficult to find.