106 W Railroad St · Gideon, MO 63848

$80,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 147 Days on market

Built 2017 ↓ 18% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Well-maintained 2017 manufactured home offering 3 bedrooms and 2 full baths. Features include an eat-in kitchen with built-in cabinetry and comfortable living space. Home is set on a full concrete slab with tiedowns already in place. Move-in ready and ideal for affordable homeownership or investment.

Key facts

• Built 2017
• Listed 147 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#654 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Gideon 37 (rural): math 25% / reading 35% proficiency, ranked #469 of 535 in MO (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 11 units permitted in New Madrid County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($553 loan paydown + $2k appreciation (3.0% local appreciation)).
• New Madrid County population projected at -25% 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.26% ✓
• Cap rate: 11.11%
• Cash-on-cash: 17.19%
• DSCR: 1.77
• GRM: 6.6

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: 23.6%
• Equity multiple: 2.34×
• Total profit: $30,045
• Equity at exit: $35,971

10-year hold

• IRR: 24.5%
• Equity multiple: 4.49×
• Total profit: $78,274
• Equity at exit: $55,436

Cash invested: $22,400 (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 63848

• Active inventory: 8
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,005 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$20 /mo · $238/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $321

Break-even live

Break-even rent $598

Max offer price $80,000

Occupancy floor 63%

Sensitivity live

Price	-10% $366	-5% $344	+0% $321	+5% $298	+10% $276
Rent	-10% $242	-5% $281	+0% $321	+5% $361	+10% $400
Rate	-1.0pp $361	-0.5pp $341	base $321	+0.5pp $300	+1.0pp $279

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-12
   statusdays on market $80,000 Pending 147 DOM
2. 2026-06-09
   days on market $80,000 Active 145 DOM
3. 2026-06-08
   days on market $80,000 Active 144 DOM
4. 2026-06-07
   days on market $80,000 Active 143 DOM
5. 2026-06-07
   days on market $80,000 Active 142 DOM
6. 2026-06-04
   days on market $80,000 Active 139 DOM
7. 2026-06-02
   days on market $80,000 Active 138 DOM
8. 2026-06-01
   days on market $80,000 Active 137 DOM
9. 2026-05-31
   days on market $80,000 Active 136 DOM
10. 2026-05-15
    price $80,000 301-char remark

    Show marketing remark (301 chars)

    Well-maintained 2017 manufactured home offering 3 bedrooms and 2 full baths. Features include an eat-in kitchen with built-in cabinetry and comfortable living space. Home is set on a full concrete slab with tiedowns already in place. Move-in ready and ideal for affordable homeownership or investment.

11. 2026-03-11
    price $89,000 301-char remark

    Show marketing remark (301 chars)

    Well-maintained 2017 manufactured home offering 3 bedrooms and 2 full baths. Features include an eat-in kitchen with built-in cabinetry and comfortable living space. Home is set on a full concrete slab with tiedowns already in place. Move-in ready and ideal for affordable homeownership or investment.

12. 2026-02-11
    price $92,000 301-char remark

    Show marketing remark (301 chars)

    Well-maintained 2017 manufactured home offering 3 bedrooms and 2 full baths. Features include an eat-in kitchen with built-in cabinetry and comfortable living space. Home is set on a full concrete slab with tiedowns already in place. Move-in ready and ideal for affordable homeownership or investment.

13. 2026-01-15
    listed $97,000 Active 301-char remark

    Show marketing remark (301 chars)

    Well-maintained 2017 manufactured home offering 3 bedrooms and 2 full baths. Features include an eat-in kitchen with built-in cabinetry and comfortable living space. Home is set on a full concrete slab with tiedowns already in place. Move-in ready and ideal for affordable homeownership or investment.

ⓘ 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: $238 · $20/mo
• Projected year-2 tax: $776 · $65/mo
• Expected delta: +$538/yr (+$45/mo · 226.2%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,055
• − Mortgage interest: −$4,481
• − Property taxes: −$238
• − Insurance: −$400
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$2,327
• Taxable income: $2,680
• Est. tax owed @ 24.0%: −$643
• After-tax cash flow: $3,208/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: Gideon 37
• NCES district ID: 2912780
• Math proficiency: 25% ▼ -15.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $32,669
• Composite: 27.36/100
• National rank: #12407
• State rank: #469 of 535 in MO

Livability — Gideon

• Score: 57/100
• State rank: #654
• US rank: #22041

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gideon, MO
• Population (ZIP): 1,058

Population outlook (New Madrid County) Hauer SSP2

• Today (2025): 16,712 people
• By 2030: 15,845 · -5.2%
• By 2040: 14,152 · -15.3%
• By 2050: 12,604 · -24.6%
• By 2075: 9,478 · -43.3%
• By 2100: 7,157 · -57.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 10% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Scandinavian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · New Madrid

• 2024 margin: Solid R (+53.5) · D 22.9% · R 76.4%
• 2008→2024 swing: -38.4pp toward R · 2008: -15.1pp · 2024: -53.5pp
• All cycles: 2024: R+53.5 2020: R+51.0 2016: R+45.4 2012: R+20.3 2008: R+15.1

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

-17.5% since first listed

4 events — show timeline

• 2026-05-15 Price Changed $80,000 MARIS as Distributed by MLS Grid
• 2026-03-11 Price Changed $89,000 MARIS as Distributed by MLS Grid
• 2026-02-11 Price Changed $92,000 MARIS as Distributed by MLS Grid
• 2026-01-15 Listed $97,000 MARIS as Distributed by MLS Grid

Property tax history

+4.2%/yr

Latest (2025): $238 · +0.2% YoY. Source: county tax records.