St. Francois County, Leadwood, MO 63653

Fully occupied 2-unit duplex producing income from day one at an 11.8% actual cap, with a clear path to 12.4% as the under-market unit turns. You are buying $30,000 under market at $119,900, which is $59,950 per door. Leadwood sits in St. Francois County's Lead Belt, about an hour south of St. Louis, where steady workforce demand keeps small multifamily cash flowing. We expect this to move quickly based on the numbers. Key Numbers at a Glance: * Market Value: $150,000 * Current Rent: $1,575/month * Pro Forma Rent: $1,650/month * Pro Forma Cap Rate: 12.4% * Pro Forma NOI: $14,875/yr * Actual Cap Rate: 11.8% Property Details: * Unit Count: 2 units * Unit Mix: Two 3-bed / 1-bath units * Occupancy: 100%, both units occupied and producing on day one * Construction: Vinyl / wood frame, pitched asphalt shingle roof * Square Footage: 2,392 sq ft * Utilities: Owner pays water/sewer, tenants pay their own electric, separately metered * Taxes: $555/yr * Insurance: $200/yr What Makes This Deal Stand Out: * Updated mechanicals (seller-reported). HVAC, water heaters, plumbing, electrical, and flooring reported replaced within roughly the last 2 to 4 years, keeping near-term capital expense low. Buyer to verify. * One unit leased through HUD, giving you government-backed rent on half the building. * Other unit sits below market at $750 against $825, with built-in upside as it turns. * Identical 3-bed floor plans keep management simple and turnover predictable. * $30,000 spread to market value gives you equity the day you close. Terms: * Cash / Hard Money / Private Money * Proof of Funds Required * Fast Close Required * Sold As-Is, Seller Will Not Make Repairs * $5,000 EMD required at contract, applied to purchase price at closing