4713 Boulder Dr · Hillsboro, MO 63050

$75,000

3 bd · 1.0 ba · 1,216 sqft · Manufactured public records · 194 Days on market

Built 2017 0.87 ac lot $62/sqft · 62% below area

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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 +9.9/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

**PRICE REDUCED** Handyman Special ' Investors Special ' Seller is Motivated !! This is a must see home on a beautiful gently sloping, well maintained double lot ( nearly an acre ), in a small mobile home community. Purchase the land, and mobile home as an AS-IS package !! There is a small utility/garden shed for yard equipment and storage items. Also, an asphalt driveway with extra parking. This property has so much more potential !! The mobile home is in need of cosmetic, utility, and mechanical repairs. Your vision will be a plus to make this home a wonderful place to reside in a semi-private setting in a peaceful community !! Being a double lot, this is one of the largest lots in Ormsby Estates !! Home is also in a most convenient location just north of Hillsboro Missouri off of Old State Route 21 near the Hayden Rd. access to new highway 21 and just minutes from shopping and the many conveniences that Hillsboro has to offer. Schedule your appointment soon as this one won't last long !!

Key facts

• 0.87 acre lot
• 2 parking spots
• Built 2017

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 1.6% in Hillsboro — 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 61/100 on livability (#434 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety F.
• Hillsboro R-III (rural): math 27% / reading 41% proficiency, ranked #204 of 324 in MO (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 233 active listings in the ZIP; 807 units permitted in Jefferson County in 2024 (104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 194 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $75k implies a 329% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 194 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.49% ✓
• Cap rate: 13.13%
• Cash-on-cash: 24.41%
• DSCR: 2.09
• GRM: 5.6

CMA / ARV

• ARV (median comp): $194,900
• List price: $75,000
• Delta: -61.52%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4740 Boulder Dr	0.07mi	3/2.0	1,315 (+8%)	1mo	$194,900	$148	79

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

Projected returns pro-forma

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

5-year hold

• IRR: 17.7%
• Equity multiple: 1.72×
• Total profit: $15,036
• Equity at exit: $11,183

10-year hold

• IRR: 26.2%
• Equity multiple: 3.29×
• Total profit: $48,045
• Equity at exit: $6,485

Cash invested: $21,000 (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 63050

• Home prices YoY: -24.8%
• Active inventory: 233
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,119 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$32 /mo · $389/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $427

Break-even live

Break-even rent $578

Max offer price $75,000

Occupancy floor 57%

Sensitivity live

Price	-10% $470	-5% $448	+0% $427	+5% $406	+10% $385
Rent	-10% $339	-5% $383	+0% $427	+5% $471	+10% $516
Rate	-1.0pp $465	-0.5pp $446	base $427	+0.5pp $408	+1.0pp $388

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $75,000 Active 194 DOM
2. 2026-06-18
   days on market $75,000 Active 192 DOM
3. 2026-06-17
   days on market $75,000 Active 191 DOM
4. 2026-06-16
   days on market $75,000 Active 190 DOM
5. 2026-06-15
   days on market $75,000 Active 189 DOM
6. 2026-06-13
   days on market $75,000 Active 187 DOM
7. 2026-06-12
   days on market $75,000 Active 186 DOM
8. 2026-06-09
   days on market $75,000 Active 183 DOM
9. 2026-06-08
   days on market $75,000 Active 182 DOM
10. 2026-06-07
    days on market $75,000 Active 181 DOM
11. 2026-06-07
    days on market $75,000 Active 180 DOM
12. 2026-06-04
    days on market $75,000 Active 177 DOM
13. 2026-06-02
    days on market $75,000 Active 176 DOM
14. 2026-06-01
    pricedays on market $75,000 Active 175 DOM
15. 2026-05-31
    days on market $77,500 Active 174 DOM
16. 2026-05-05
    price $77,500 1006-char remark

    Show marketing remark (1006 chars)

    **PRICE REDUCED** Handyman Special ' Investors Special ' Seller is Motivated !! This is a must see home on a beautiful gently sloping, well maintained double lot ( nearly an acre ), in a small mobile home community. Purchase the land, and mobile home as an AS-IS package !! There is a small utility/garden shed for yard equipment and storage items. Also, an asphalt driveway with extra parking. This property has so much more potential !! The mobile home is in need of cosmetic, utility, and mechanical repairs. Your vision will be a plus to make this home a wonderful place to reside in a semi-private setting in a peaceful community !! Being a double lot, this is one of the largest lots in Ormsby Estates !! Home is also in a most convenient location just north of Hillsboro Missouri off of Old State Route 21 near the Hayden Rd. access to new highway 21 and just minutes from shopping and the many conveniences that Hillsboro has to offer. Schedule your appointment soon as this one won't last long !!

17. 2025-12-25
    price $82,500 1006-char remark

    Show marketing remark (1006 chars)

    **PRICE REDUCED** Handyman Special ' Investors Special ' Seller is Motivated !! This is a must see home on a beautiful gently sloping, well maintained double lot ( nearly an acre ), in a small mobile home community. Purchase the land, and mobile home as an AS-IS package !! There is a small utility/garden shed for yard equipment and storage items. Also, an asphalt driveway with extra parking. This property has so much more potential !! The mobile home is in need of cosmetic, utility, and mechanical repairs. Your vision will be a plus to make this home a wonderful place to reside in a semi-private setting in a peaceful community !! Being a double lot, this is one of the largest lots in Ormsby Estates !! Home is also in a most convenient location just north of Hillsboro Missouri off of Old State Route 21 near the Hayden Rd. access to new highway 21 and just minutes from shopping and the many conveniences that Hillsboro has to offer. Schedule your appointment soon as this one won't last long !!

18. 2025-12-08
    listed $90,000 Active 1006-char remark

    Show marketing remark (1006 chars)

    **PRICE REDUCED** Handyman Special ' Investors Special ' Seller is Motivated !! This is a must see home on a beautiful gently sloping, well maintained double lot ( nearly an acre ), in a small mobile home community. Purchase the land, and mobile home as an AS-IS package !! There is a small utility/garden shed for yard equipment and storage items. Also, an asphalt driveway with extra parking. This property has so much more potential !! The mobile home is in need of cosmetic, utility, and mechanical repairs. Your vision will be a plus to make this home a wonderful place to reside in a semi-private setting in a peaceful community !! Being a double lot, this is one of the largest lots in Ormsby Estates !! Home is also in a most convenient location just north of Hillsboro Missouri off of Old State Route 21 near the Hayden Rd. access to new highway 21 and just minutes from shopping and the many conveniences that Hillsboro has to offer. Schedule your appointment soon as this one won't last long !!

19. 2025-12-08
    historical $90,000 1006-char remark

    Show marketing remark (1006 chars)

    **PRICE REDUCED** Handyman Special ' Investors Special ' Seller is Motivated !! This is a must see home on a beautiful gently sloping, well maintained double lot ( nearly an acre ), in a small mobile home community. Purchase the land, and mobile home as an AS-IS package !! There is a small utility/garden shed for yard equipment and storage items. Also, an asphalt driveway with extra parking. This property has so much more potential !! The mobile home is in need of cosmetic, utility, and mechanical repairs. Your vision will be a plus to make this home a wonderful place to reside in a semi-private setting in a peaceful community !! Being a double lot, this is one of the largest lots in Ormsby Estates !! Home is also in a most convenient location just north of Hillsboro Missouri off of Old State Route 21 near the Hayden Rd. access to new highway 21 and just minutes from shopping and the many conveniences that Hillsboro has to offer. Schedule your appointment soon as this one won't last long !!

20. 2013-07-15
    soldstatus
21. 1994-06-17
    soldstatus $17,500

ⓘ 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: $389 · $32/mo
• Projected year-2 tax: $728 · $61/mo
• Expected delta: +$338/yr (+$28/mo · 86.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,431
• − Mortgage interest: −$4,201
• − Property taxes: −$389
• − Insurance: −$375
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$2,182
• Taxable income: $4,135
• Est. tax owed @ 24.0%: −$992
• After-tax cash flow: $4,134/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: Hillsboro R-III
• NCES district ID: 2914430
• Math proficiency: 27% ▼ -20.00%
• Reading proficiency: 41% ▼ -10.00%
• Median HH income: $59,236
• Composite: 30.35/100
• National rank: #6262
• State rank: #204 of 324 in MO

Livability — Hillsboro

• Score: 61/100
• State rank: #434
• US rank: #17861

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,681

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 235,088 people
• By 2030: 238,365 · +1.4%
• By 2040: 240,156 · +2.2%
• By 2050: 234,651 · -0.2%
• By 2075: 214,569 · -8.7%
• By 2100: 179,697 · -23.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+36.7) · D 31.0% · R 67.7% · Other 1.3%
• 2008→2024 swing: -39.3pp toward R · 2008: 2.5pp · 2024: -36.7pp
• All cycles: 2024: R+36.7 2020: R+33.9 2016: R+35.3 2012: R+12.7 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.93%
• Current HPI: 233.2931
• 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

+342.9% since first listed

6 events — show timeline

• 2026-05-05 Price Changed $77,500 MARIS as Distributed by MLS Grid
• 2025-12-25 Price Changed $82,500 MARIS as Distributed by MLS Grid
• 2025-12-08 Listed $90,000 MARIS as Distributed by MLS Grid
• 2025-12-08 Coming Soon $90,000 MARIS as Distributed by MLS Grid
• 2013-07-15 Sold (Public Records) — Public Records
• 1994-06-17 Sold (Public Records) $17,500 Public Records

Property tax history

+0.1%/yr

Latest (2025): $389 · +4.7% YoY. Source: county tax records.