17221 Chicory Ln · Lebanon, MO 65722

$110,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 66 Days on market

Built 1995 5.30 ac lot $90/sqft · 8% below area Est $120k · 8% under

---

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 +15.9/30.0
• ARV discount +11.2/15.0
• Appreciation +6.6/10.0
• DSCR +4.9/10.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 1995 single-wide mobile home with addition, offering comfortable living on 5.3 peaceful acres. This home features updated kitchen cabinetry, a spacious living room, and a screened-in back porch. The property also includes a tornado shelter for added safety and peace of mind. A great opportunity for country living with room to spread out!

Key facts

• 5.3 peaceful acres
• Tornado shelter
• 5.3 acre lot

Tags

• UPDATED KITCHEN CABINETRY
• SCREENED-IN BACK PORCH
• TORNADO SHELTER
• 5.3 PEACEFUL ACRES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $52 ($625/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 $103k (6.5% below list).
• Recommended offer: $103k (6.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.7% in Lebanon — 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 64/100 on livability (#308 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime D, schools D-, amenities F.
• Lebanon R-III (town): math 29% / reading 35% proficiency, ranked #256 of 324 in MO (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 active listings in the ZIP; 61 units permitted in Laclede County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $4k appreciation (3.2% local appreciation)).
• Laclede County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Recommended offer $102,814 (6.5% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 7% 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 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?
5. Crime grade is D 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: 0.93% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.03%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $120,000
• List price: $110,000
• Delta: -8.33%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17103 Chicory Ln	0.04mi	3/2.0	1,216 (0%)	2mo	$120,000	$99	97

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

Projected returns pro-forma

3.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.1%
• Equity multiple: 1.59×
• Total profit: $18,033
• Equity at exit: $51,005

10-year hold

• IRR: 12.3%
• Equity multiple: 2.88×
• Total profit: $57,808
• Equity at exit: $79,828

Cash invested: $30,800 (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 65722

• Home prices YoY: 1.5%
• Active inventory: 12
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,028 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $52

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 90%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $110,000 Active 66 DOM
2. 2026-06-18
   days on market $110,000 Active 65 DOM
3. 2026-06-17
   days on market $110,000 Active 64 DOM
4. 2026-06-16
   days on market $110,000 Active 63 DOM
5. 2026-06-15
   days on market $110,000 Active 62 DOM
6. 2026-06-14
   days on market $110,000 Active 60 DOM
7. 2026-06-12
   days on market $110,000 Active 59 DOM
8. 2026-06-09
   days on market $110,000 Active 56 DOM
9. 2026-06-08
   days on market $110,000 Active 55 DOM
10. 2026-06-07
    days on market $110,000 Active 54 DOM
11. 2026-06-03
    status $110,000 Active 49 DOM
12. 2026-06-02
    days on market $110,000 Active Under Contract 49 DOM
13. 2026-06-01
    days on market $110,000 Active Under Contract 48 DOM
14. 2026-05-31
    days on market $110,000 Active Under Contract 47 DOM
15. 2026-05-30
    days on market $110,000 Active Under Contract 46 DOM
16. 2026-04-14
    listed $110,000 Active 348-char remark

    Show marketing remark (348 chars)

    Charming 1995 single-wide mobile home with addition, offering comfortable living on 5.3 peaceful acres. This home features updated kitchen cabinetry, a spacious living room, and a screened-in back porch. The property also includes a tornado shelter for added safety and peace of mind. A great opportunity for country living with room to spread out!

17. 2026-04-14
    historical $110,000 348-char remark

    Show marketing remark (348 chars)

    Charming 1995 single-wide mobile home with addition, offering comfortable living on 5.3 peaceful acres. This home features updated kitchen cabinetry, a spacious living room, and a screened-in back porch. The property also includes a tornado shelter for added safety and peace of mind. A great opportunity for country living with room to spread out!

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

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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,338
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$987
• − Management: −$987
• − Depreciation: −$3,200
• Taxable loss: −$1,198
• Est. tax savings @ 24.0%: +$288
• After-tax cash flow: $912/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: Lebanon R-III
• NCES district ID: 2918270
• Math proficiency: 29% ▼ -10.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $38,352
• Composite: 26.73/100
• National rank: #7145
• State rank: #256 of 324 in MO

Livability — Lebanon

• Score: 64/100
• State rank: #308
• US rank: #14040

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 29,915
• Population (ZIP): 1,404

Population outlook (Laclede County) Hauer SSP2

• Today (2025): 34,730 people
• By 2030: 33,985 · -2.1%
• By 2040: 32,213 · -7.2%
• By 2050: 30,189 · -13.1%
• By 2075: 24,782 · -28.6%
• By 2100: 18,554 · -46.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Iranian 5% American 3% Italian 1%
• Foreign-born: 4%
• Languages at home: 96% English-only · Other Indo-European 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Laclede

• 2024 margin: Solid R (+66.8) · D 16.1% · R 82.9%
• 2008→2024 swing: +212.7pp toward D · 2008: -279.5pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+65.4 2016: R+64.5 2012: R+44.5 2008: R+279.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.25%
• Current HPI: 224.0849
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-14 Listed $110,000 MARIS as Distributed by MLS Grid
• 2026-04-14 Coming Soon $110,000 MARIS as Distributed by MLS Grid

Property tax history

+4.0%/yr

Latest (2025): $210 · +0.0% YoY. Source: county tax records.