2042 Longview Rd · Merriam Woods, MO 65740

$185,000

3 bd · 2.0 ba · 1,718 sqft · Manufactured · 3 Days on market

Built 2003 0.34 ac lot

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Why this score? — see what drove the C 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 +18.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Schools +4.2/10.0
• 1% rule +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Affordable, move-in ready, & packed with value! This 3-bedroom, 2-bath manufactured home sits on a permanent concrete slab foundation & offers spacious bedrooms, large walk-in closets, & fresh paint throughout. The light-filled interior feels open & inviting, while the functional floor plan provides plenty of room for everyday living. Outside, you'll find a corner lot with a fenced backyard, covered back porch, carport, & two outbuildings for extra storage, hobbies, or workshop space—one even features a garage door. Conveniently located just minutes from Branson while offering the peace & privacy of Merriam Woods, this property is an excellent opportun

Key facts

• Two outbuildings
• Fenced backyard
• Garage door

Tags

• FENCED BACKYARD
• COVERED BACK PORCH
• TWO OUTBUILDINGS
• GARAGE DOOR
• CORNER LOT
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Lot dimensions approximately 115 x 100 (0.34 acre)

Exterior

• Parking: Covered garage with 1 parking space
• Utilities: No water source specified; Public sewer
• Home design: Manufactured on land; One level; Ridgewood subdivision
• Construction: Block foundation; Composition roof; Built as a manufactured home
• Exterior features: Corner lot on a cul-de-sac; Gravel road access; Easement road frontage; Other detached structures

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Deck; Chain link fencing; Electric water heater
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (12.4% below list).
• Recommended offer: $162k (12.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#444 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, amenities F, commute F.
• Branson R-IV (rural): math 48% / reading 52% proficiency, ranked #44 of 324 in MO (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Buchanan Elementary (math 62% / reading 67%, grade B, #70 of 1,115 statewide, top 8%, 594 students, 54% FRL); Branson Jr. High (math 48% / reading 49%, grade C-, #81 of 391 statewide, top 21%, 724 students, 51% FRL); Branson High (math 42% / reading 56%, grade D, #145 of 521 statewide, top 28%, 1,423 students, 46% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: 99 active listings in the ZIP; 331 units permitted in Taney County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Taney County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $162,051 (12.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.88% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.89%
• DSCR: 1.17
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $120,260
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
167 Honey Ln	0.75mi	3/2.0	1,568 (-9%)	14mo	$110,000	$70	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.1%
• Equity multiple: 3.15×
• Total profit: $111,361
• Equity at exit: $166,663

10-year hold

• IRR: 23.7%
• Equity multiple: 7.17×
• Total profit: $319,384
• Equity at exit: $359,414

Cash invested: $51,800 (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 65740

• Home prices YoY: 11.6%
• Active inventory: 99
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,621 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$65 /mo · $783/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $168

Break-even live

Break-even rent $1,408

Max offer price $185,000

Occupancy floor 85%

Sensitivity live

Price	-10% $272	-5% $220	+0% $168	+5% $115	+10% $63
Rent	-10% $40	-5% $104	+0% $168	+5% $232	+10% $296
Rate	-1.0pp $261	-0.5pp $215	base $168	+0.5pp $120	+1.0pp $71

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-21
   days on market $185,000 Active 3 DOM
2. 2026-06-19
   remarks 669-char remark
3. 2026-06-19
   pricedays on marketlisting id $185,000 Active 1 DOM
4. 2026-06-08
   days on market $199,000 Active 4 DOM
5. 2026-06-07
   remarks 610-char remark
6. 2026-06-07
   listed $199,000 Active 3 DOM

ⓘ 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: $783 · $65/mo
• Projected year-2 tax: $1,794 · $150/mo
• Expected delta: +$1,012/yr (+$84/mo · 129.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°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: $19,446
• − Mortgage interest: −$10,363
• − Property taxes: −$783
• − Insurance: −$925
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − Depreciation: −$5,382
• Taxable loss: −$1,118
• Est. tax savings @ 24.0%: +$268
• After-tax cash flow: $2,281/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: Branson R-IV
• NCES district ID: 2905760
• Math proficiency: 48% ▼ -6.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $41,473
• Composite: 41.96/100
• National rank: #3347
• State rank: #44 of 324 in MO

Livability — Merriam Woods

• Score: 61/100
• State rank: #444
• US rank: #18151

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Merriam Woods, MO
• City population: 3,495
• Population (ZIP): 3,495

Population outlook (Taney County) Hauer SSP2

• Today (2025): 59,017 people
• By 2030: 61,235 · +3.8%
• By 2040: 65,225 · +10.5%
• By 2050: 68,842 · +16.6%
• By 2075: 77,705 · +31.7%
• By 2100: 82,002 · +38.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 3% Iranian 3% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 93% English-only · Spanish 6% German/W. Germanic 1%

Political lean MEDSL · Taney

• 2024 margin: Solid R (+59.3) · D 19.9% · R 79.2%
• 2008→2024 swing: -22.2pp toward R · 2008: -37.2pp · 2024: -59.3pp
• All cycles: 2024: R+59.3 2020: R+57.7 2016: R+59.3 2012: R+47.4 2008: R+37.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 30.18%
• Current HPI: 291.5553
• 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

+17.1% since first listed

13 events — show timeline

• 2026-06-03 Listed $199,000 SOMO
• 2025-09-19 Listed $220,000 SOMO
• 2023-09-27 Sold (Public Records) — Public Records
• 2023-09-26 Sold (MLS) — SOMO
• 2023-08-28 Delisted — SOMO
• 2023-08-28 Listed $170,000 SOMO
• 2020-12-28 Sold (Public Records) — Public Records
• 2004-02-24 Sold (Public Records) — Public Records
• 2003-08-22 Sold (Public Records) — Public Records
• 2003-08-21 Sold (Public Records) — Public Records
• 2003-08-21 Sold (Public Records) — Public Records
• 1996-10-31 Sold (Public Records) — Public Records
• 1992-08-28 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $783 · -12.2% YoY. Source: county tax records.