20336 Elm Dr · Granby, MO 64844

$89,900

3 bd · 2.0 ba · 1,604 sqft · Manufactured public records · 6 Days on market

Built 1998 2.00 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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3BD 2BA Manufactured home on 2.29 Acres north of Granby. Sits off the road in private setting surrounded by mature trees for lots of shade. Home has an attached front and side deck. Owner installed new H/A unit in recent years. There is a large open living/dining area with wood burning fireplace. Kitchen is large with lots of cabinets. Master bedroom suite has a large bathroom and walk in closet. Home needs TLC but a great opportunity. Note: This is not the original location of the home. Dishwasher is not functioning.

Key facts

• Lots of cabinets
• Private setting
• Mature trees

Tags

• PRIVATE SETTING
• MATURE TREES
• ATTACHED FRONT AND SIDE DECK
• WOOD BURNING FIREPLACE
• LARGE OPEN LIVING DINING AREA
• LOTS OF CABINETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 60/100 on livability (#462 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B; Watch: amenities F, commute F, employment F.
• East Newton County R-VI (rural): math 30% / reading 35% proficiency, ranked #248 of 324 in MO (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Granby (math 26% / reading 32%, grade F, #842 of 1,115 statewide, top 76%, 587 students, 65% FRL).
• Market conditions: 41 active listings in the ZIP; 110 units permitted in Newton County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Newton County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Recommended offer $89,900

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 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?
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: 1.12% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.17%
• DSCR: 1.50
• GRM: 7.5

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $333
• Equity at exit: $13,404

10-year hold

• IRR: 10.0%
• Equity multiple: 1.77×
• Total profit: $19,414
• Equity at exit: $7,773

Cash invested: $25,172 (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 64844

• Home prices YoY: -5.1%
• Active inventory: 41
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,005 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$51 /mo · $614/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $234

Break-even live

Break-even rent $709

Max offer price $89,900

Occupancy floor 72%

Sensitivity live

Price	-10% $285	-5% $260	+0% $234	+5% $209	+10% $183
Rent	-10% $155	-5% $195	+0% $234	+5% $274	+10% $314
Rate	-1.0pp $280	-0.5pp $257	base $234	+0.5pp $211	+1.0pp $187

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-03
   status Pending

   Show marketing remark (523 chars)

   3BD 2BA Manufactured home on 2.29 Acres north of Granby. Sits off the road in private setting surrounded by mature trees for lots of shade. Home has an attached front and side deck. Owner installed new H/A unit in recent years. There is a large open living/dining area with wood burning fireplace. Kitchen is large with lots of cabinets. Master bedroom suite has a large bathroom and walk in closet. Home needs TLC but a great opportunity. Note: This is not the original location of the home. Dishwasher is not functioning.

2. 2026-04-03
   status Pending 523-char remark

   Show marketing remark (523 chars)

   3BD 2BA Manufactured home on 2.29 Acres north of Granby. Sits off the road in private setting surrounded by mature trees for lots of shade. Home has an attached front and side deck. Owner installed new H/A unit in recent years. There is a large open living/dining area with wood burning fireplace. Kitchen is large with lots of cabinets. Master bedroom suite has a large bathroom and walk in closet. Home needs TLC but a great opportunity. Note: This is not the original location of the home. Dishwasher is not functioning.

3. 2026-03-28
   listed $89,900 Active 523-char remark

   Show marketing remark (523 chars)

   3BD 2BA Manufactured home on 2.29 Acres north of Granby. Sits off the road in private setting surrounded by mature trees for lots of shade. Home has an attached front and side deck. Owner installed new H/A unit in recent years. There is a large open living/dining area with wood burning fireplace. Kitchen is large with lots of cabinets. Master bedroom suite has a large bathroom and walk in closet. Home needs TLC but a great opportunity. Note: This is not the original location of the home. Dishwasher is not functioning.

4. 2026-03-28
   listed $89,900 Active

   Show marketing remark (523 chars)

   3BD 2BA Manufactured home on 2.29 Acres north of Granby. Sits off the road in private setting surrounded by mature trees for lots of shade. Home has an attached front and side deck. Owner installed new H/A unit in recent years. There is a large open living/dining area with wood burning fireplace. Kitchen is large with lots of cabinets. Master bedroom suite has a large bathroom and walk in closet. Home needs TLC but a great opportunity. Note: This is not the original location of the home. Dishwasher is not functioning.

ⓘ 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: $614 · $51/mo
• Projected year-2 tax: $872 · $73/mo
• Expected delta: +$258/yr (+$22/mo · 42.1%)

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

Taxation est. · year 1

• Rental income: $12,066
• − Mortgage interest: −$5,036
• − Property taxes: −$614
• − Insurance: −$450
• − Repairs & maintenance: −$965
• − Management: −$965
• − Depreciation: −$2,615
• Taxable income: $1,421
• Est. tax owed @ 24.0%: −$341
• After-tax cash flow: $2,471/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: East Newton County R-VI
• NCES district ID: 2930420
• Math proficiency: 30% ▼ -2.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $39,447
• Composite: 27.25/100
• National rank: #7011
• State rank: #248 of 324 in MO

Livability — Granby

• Score: 60/100
• State rank: #462
• US rank: #18519

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 4,131
• Population (ZIP): 4,131

Population outlook (Newton County) Hauer SSP2

• Today (2025): 59,151 people
• By 2030: 58,961 · -0.3%
• By 2040: 57,609 · -2.6%
• By 2050: 54,775 · -7.4%
• By 2075: 46,140 · -22.0%
• By 2100: 34,348 · -41.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Asian 2% Hispanic / Latino 2% Native American 1%
• Common ancestry: Romanian 2% Iranian 1% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Newton

• 2024 margin: Solid R (+58.6) · D 20.2% · R 78.8% · Other 1.0%
• 2008→2024 swing: -18.5pp toward R · 2008: -40.1pp · 2024: -58.6pp
• All cycles: 2024: R+58.6 2020: R+57.4 2016: R+58.7 2012: R+46.9 2008: R+40.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.38%
• Current HPI: 213.4988
• 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

4 events — show timeline

• 2026-04-03 Pending — OGAR
• 2026-04-03 Pending — SOMO
• 2026-03-28 Listed $89,900 SOMO
• 2026-03-28 Listed $89,900 OGAR

Property tax history

+0.8%/yr

Latest (2025): $614 · +5.9% YoY. Source: county tax records.