675 N Dade 181 · Greenfield, MO 65661

$149,000

2 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 282 Days on market

Built 1997 3.00 ac lot

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +10.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.7/10.0
• DSCR +3.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0

Listing remarks MLS

Welcome to the country. Approximately 5 miles to greenfield Access for Stockton Lake. This clean well maintained single wide mobile on 3 acres, roof put on in 2018 and A brand new Furnace. It has its own private septic and shares the well with the neighbor. It has a nice Shop building 16 X 24 insulated with concrete floor, electricity, wood stove and electric baseboard heat. The other storage building is 14X 20 and has electricity and a concrete floor.

Key facts

• Electricity
• Shares well
• Private septic

Tags

• PRIVATE SEPTIC
• SHARES WELL
• INSULATED SHOP BUILDING
• CONCRETE FLOOR
• ELECTRICITY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $-66 ($-793/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (31.8% below list).
• Recommended offer: $102k (31.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.8% in Greenfield — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 56/100 on livability (#707 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, crime B+; Watch: amenities F, commute F, employment F.
• Greenfield R-IV (rural): math 40% / reading 45% proficiency, ranked #283 of 535 in MO (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Greenfield Elem. (math 42% / reading 37%, grade F, #537 of 1,115 statewide, top 53%, 206 students, 52% FRL); Greenfield High (math 17% / reading 52%, grade F, #321 of 521 statewide, top 67%, 143 students, 52% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 38 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Dade County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 282 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,555 (31.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 282 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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.

Investment metrics

• 1% rule: 0.68% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.90%
• DSCR: 0.92
• GRM: 12.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.7%
• Equity multiple: 1.33×
• Total profit: $13,655
• Equity at exit: $66,997

10-year hold

• IRR: 8.6%
• Equity multiple: 2.30×
• Total profit: $54,420
• Equity at exit: $103,250

Cash invested: $41,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 65661

• Active inventory: 38
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,016 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$25 /mo · $299/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $-66

Break-even live

Break-even rent $1,099

Max offer price $137,322

Occupancy floor —

Sensitivity live

Price	-10% $18	-5% $-24	+0% $-66	+5% $-279	+10% $-330
Rent	-10% $-146	-5% $-106	+0% $-66	+5% $-26	+10% $14
Rate	-1.0pp $9	-0.5pp $-28	base $-66	+0.5pp $-105	+1.0pp $-144

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $149,000 Active 282 DOM
2. 2026-06-21
   days on market $149,000 Active 281 DOM
3. 2026-06-18
   days on market $149,000 Active 279 DOM
4. 2026-06-17
   days on market $149,000 Active 278 DOM
5. 2026-06-16
   days on market $149,000 Active 277 DOM
6. 2026-06-15
   days on market $149,000 Active 276 DOM
7. 2026-06-13
   days on market $149,000 Active 274 DOM
8. 2026-06-12
   days on market $149,000 Active 273 DOM
9. 2026-06-09
   days on market $149,000 Active 270 DOM
10. 2026-06-08
    days on market $149,000 Active 269 DOM
11. 2026-06-07
    days on market $149,000 Active 268 DOM
12. 2026-06-07
    days on market $149,000 Active 267 DOM
13. 2026-06-04
    days on market $149,000 Active 264 DOM
14. 2026-06-02
    days on market $149,000 Active 263 DOM
15. 2026-06-01
    days on market $149,000 Active 262 DOM
16. 2026-05-31
    days on market $149,000 Active 261 DOM
17. 2026-04-15
    status Active 457-char remark

    Show marketing remark (457 chars)

    Welcome to the country. Approximately 5 miles to greenfield Access for Stockton Lake. This clean well maintained single wide mobile on 3 acres, roof put on in 2018 and A brand new Furnace. It has its own private septic and shares the well with the neighbor. It has a nice Shop building 16 X 24 insulated with concrete floor, electricity, wood stove and electric baseboard heat. The other storage building is 14X 20 and has electricity and a concrete floor.

18. 2026-02-09
    historical Active Under Contract 457-char remark

    Show marketing remark (457 chars)

    Welcome to the country. Approximately 5 miles to greenfield Access for Stockton Lake. This clean well maintained single wide mobile on 3 acres, roof put on in 2018 and A brand new Furnace. It has its own private septic and shares the well with the neighbor. It has a nice Shop building 16 X 24 insulated with concrete floor, electricity, wood stove and electric baseboard heat. The other storage building is 14X 20 and has electricity and a concrete floor.

19. 2025-08-29
    listed $149,000 Active 457-char remark

    Show marketing remark (457 chars)

    Welcome to the country. Approximately 5 miles to greenfield Access for Stockton Lake. This clean well maintained single wide mobile on 3 acres, roof put on in 2018 and A brand new Furnace. It has its own private septic and shares the well with the neighbor. It has a nice Shop building 16 X 24 insulated with concrete floor, electricity, wood stove and electric baseboard heat. The other storage building is 14X 20 and has electricity and a concrete floor.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $299 · $25/mo
• Projected year-2 tax: $1,445 · $120/mo
• Expected delta: +$1,146/yr (+$96/mo · 383.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,187
• − Mortgage interest: −$8,346
• − Property taxes: −$299
• − Insurance: −$745
• − Repairs & maintenance: −$975
• − Management: −$975
• − Depreciation: −$4,335
• Taxable loss: −$3,488
• Est. tax savings @ 24.0%: +$837
• After-tax cash flow: $44/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Greenfield R-IV
• NCES district ID: 2913320
• Math proficiency: 40% ▼ -3.00%
• Reading proficiency: 45% ▼ -3.00%
• Median HH income: $31,532
• Composite: 37.12/100
• National rank: #9032
• State rank: #283 of 535 in MO

Livability — Greenfield

• Score: 56/100
• State rank: #707
• US rank: #22880

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment F Housing A Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,385

Population outlook (Dade County) Hauer SSP2

• Today (2025): 7,043 people
• By 2030: 6,687 · -5.1%
• By 2040: 5,989 · -15.0%
• By 2050: 5,324 · -24.4%
• By 2075: 4,122 · -41.5%
• By 2100: 3,168 · -55.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Iranian 4% Italian 3% American 1%
• Foreign-born: 3%
• Languages at home: 99% English-only · Tagalog/Filipino 1%

Political lean MEDSL · Dade

• 2024 margin: Solid R (+67.1) · D 16.0% · R 83.2%
• 2008→2024 swing: -26.3pp toward R · 2008: -40.9pp · 2024: -67.1pp
• All cycles: 2024: R+67.1 2020: R+67.0 2016: R+64.5 2012: R+50.2 2008: R+40.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

3 events — show timeline

• 2026-04-15 Relisted — SOMO
• 2026-02-09 Contingent — SOMO
• 2025-08-29 Listed $149,000 SOMO

Property tax history

+2.0%/yr

Latest (2025): $299 · +7.0% YoY. Source: county tax records.