22225 County Road 271a · Wheatland, MO 65779

$124,900

2 bd · 2.0 ba · 1,080 sqft · Other public records · 18 Days on market

Built 1973 10,454 sqft lot $8/mo HOA · 1% of rent

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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 +13.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.1/10.0
• Schools +3.3/10.0
• Livability +2.7/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

22225 County Road 271A Wheatland, MO located in the quaint village of Galmey with close amenities and the Pomme de Terre Lake with lake access a golf cart ride away. The property includes a 1,080 square foot double wide mobile home on a permanent foundation, garage and shed with a lean-to situated on a beautiful . 24 acre lot in Pomme Ridge subdivision. The property offers 2 bedroom and 2 full bath, the living room is open to the dining area and kitchen, easy access to the laundry. Other nice features of the property are the front covered patio, covered deck overlooking the back yard and sunroom for extra living space plus back up propane wall unit. With some TLC this gem will shine and mak

Key facts

• Covered deck
• Golf cart ride
• Front covered patio

Tags

• LAKE ACCESS
• GOLF CART RIDE
• FRONT COVERED PATIO
• COVERED DECK
• SUNROOM

Property features AI

Finance

• Other: Taxes shown but financial details otherwise limited
• Financial info: No additional financial or investor-specific income/expense details provided
• HOA & community: Homeowners association with an annual fee of $100 (includes water)

Exterior

• Parking: 1-car garage; Gravel parking; Garage faces rear
• Security: No specific security features provided
• Utilities: Public water; Septic tank sewer; Propane service
• Home design: Residential mobile home (double wide)
• Construction: Vinyl siding; Asphalt roof; Block permanent foundation; Built area above grade: 1,080
• Exterior features: Covered patio/deck; Deck; Front porch; Chain link fencing; Shed(s); Few trees; Level lot; County road frontage; Gravel road surface

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher; Refrigerator; Laminate counters
• Bedrooms: Information about bedroom locations not provided
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane forced air heating; Central air conditioning
• Interior features: Laminate counters; Window coverings and blinds; Electric oven; Free-standing electric oven; Dishwasher; Refrigerator
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $9 ($103/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 $95k (24.1% below list).
• Recommended offer: $95k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.3% in Wheatland — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 53/100 on livability (#810 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime F, amenities F, commute F.
• Wheatland R-II (rural): math 35% / reading 40% proficiency, ranked #367 of 535 in MO (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wheatland Elem. (math 32% / reading 42%, grade F, #611 of 1,115 statewide, top 59%, 166 students, 63% FRL); Wheatland High (math 32% / reading 32%, grade F, #356 of 521 statewide, top 71%, 150 students, 67% FRL) — zoned schools at 65% FRL track the district average.
• Market conditions: 41 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.0% local appreciation)).
• Hickory County population projected at -26% 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 $35k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Recommended offer $94,823 (24.1% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.76% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.30%
• DSCR: 1.01
• GRM: 11.0

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: 7.7%
• Equity multiple: 1.44×
• Total profit: $15,533
• Equity at exit: $56,160

10-year hold

• IRR: 10.4%
• Equity multiple: 2.56×
• Total profit: $54,464
• Equity at exit: $86,550

Cash invested: $34,972 (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 65779

• Active inventory: 41
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $948 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$25 /mo · $306/yr
• Insurance: −$52
• HOA: −$8
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $9

Break-even live

Break-even rent $937

Max offer price $124,900

Occupancy floor 94%

Sensitivity live

Price	-10% $79	-5% $44	+0% $9	+5% $-27	+10% $-62
Rent	-10% $-66	-5% $-29	+0% $9	+5% $46	+10% $84
Rate	-1.0pp $72	-0.5pp $40	base $9	+0.5pp $-24	+1.0pp $-57

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 12 events

1. 2026-06-22
   days on market $124,900 Active 18 DOM
2. 2026-06-18
   days on market $124,900 Active 15 DOM
3. 2026-06-17
   days on market $124,900 Active 14 DOM
4. 2026-06-16
   days on market $124,900 Active 13 DOM
5. 2026-06-15
   days on market $124,900 Active 12 DOM
6. 2026-06-14
   days on market $124,900 Active 10 DOM
7. 2026-06-10
   days on market $124,900 Active 7 DOM
8. 2026-06-09
   days on market $124,900 Active 6 DOM
9. 2026-06-08
   days on market $124,900 Active 5 DOM
10. 2026-06-07
    days on market $124,900 Active 4 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $124,900 Active 1 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: $306 · $25/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$906/yr (+$76/mo · 296.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,379
• − Mortgage interest: −$6,996
• − Property taxes: −$306
• − Insurance: −$624
• − Repairs & maintenance: −$910
• − Management: −$910
• − HOA: −$96
• − Depreciation: −$3,633
• Taxable loss: −$2,098
• Est. tax savings @ 24.0%: +$503
• After-tax cash flow: $607/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: Wheatland R-II
• NCES district ID: 2931920
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $33,689
• Composite: 33.38/100
• National rank: #10558
• State rank: #367 of 535 in MO

Livability — Wheatland

• Score: 53/100
• State rank: #810
• US rank: #24271

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,132

Population outlook (Hickory County) Hauer SSP2

• Today (2025): 8,206 people
• By 2030: 7,690 · -6.3%
• By 2040: 6,780 · -17.4%
• By 2050: 6,076 · -26.0%
• By 2075: 5,088 · -38.0%
• By 2100: 4,489 · -45.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6% Asian 1%
• Common ancestry: Lithuanian 7% Italian 4% Slovak 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Hickory

• 2024 margin: Solid R (+61.1) · D 19.1% · R 80.2%
• 2008→2024 swing: -47.9pp toward R · 2008: -13.3pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+57.3 2016: R+53.5 2012: R+23.6 2008: R+13.3

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

1 event — show timeline

• 2026-06-03 Listed $124,900 SOMO

Property tax history

+1.8%/yr

Latest (2025): $306 · +6.8% YoY. Source: county tax records.