1581 Crestview Dr · Sedalia, MO 65301

$42,900

1 bd · 1.0 ba · 760 sqft · Manufactured public records · 27 Days on market

Built 1971 0.28 ac lot $100/mo HOA · 12% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SELLERS MOTIVATED! Affordable country living opportunity just outside the Sedalia city limits! This fixer-upper single wide trailer sits on 4 lots and offers plenty of potential for an investor, handyman, or buyer looking to make it their own. Property is being sold AS IS. Features include 1 remodeled bedroom and an updated kitchen, a large living room and dining area, mud room, and 1 full bathroom. The home sits on a permanent foundation and includes propane heat, 2 window A/C units, vinyl windows, and a 3yr old metal roof. Outside you’ll find a fully fenced yard, 2 carports, and 2 storage sheds offering extra space for tools, equipment, or hobbies. All appliances stay including wash

Key facts

• 2 carports
• 2 storage sheds
• Remodeled bedroom

Tags

• REMODELED BEDROOM
• UPDATED KITCHEN
• PERMANENT FOUNDATION
• FULLY FENCED YARD
• 2 CARPORTS
• 2 STORAGE SHEDS

Property features AI

Finance

• Other: Lot approximately 0.28 acres
• HOA & community: Homeowners association with a $100 monthly fee

Exterior

• Parking: No garage
• Utilities: Water and sewer information not provided; Power information not provided
• Home design: Manufactured house (single wide); Single-family residence
• Construction: Manufactured construction
• Exterior features: Full chain-link fence; Fenced yard

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Propane heating; Window unit cooling
• Interior features: Window air conditioning units; Propane heating

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $43k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($830 rent vs $43k).
• Recommended offer: $42k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 4.3% in Sedalia — 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 71/100 on livability (#107 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, crime F, commute F.
• Smithton R-VI (rural): math 36% / reading 36% proficiency, ranked #200 of 324 in MO (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 213 active listings in the ZIP; 109 units permitted in Pettis County in 2024 (46 in 5+ unit buildings).
• This rent is only 17% of the median local income ($58k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $297 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Pettis 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 $12k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($42k) is reasonable based on typical stale-listing flexibility.

Recommended offer $42,256 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — 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. 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?
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: 1.94% ✓
• Cap rate: 14.78%
• Cash-on-cash: 30.30%
• DSCR: 2.35
• GRM: 4.3

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: 25.0%
• Equity multiple: 2.03×
• Total profit: $12,410
• Equity at exit: $6,397

10-year hold

• IRR: 32.8%
• Equity multiple: 3.99×
• Total profit: $35,868
• Equity at exit: $3,709

Cash invested: $12,012 (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 65301

• Home prices YoY: -21.8%
• Active inventory: 213
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $830 medium
• Mortgage (P&I): −$225
• Tax from tax record: −$10 /mo · $116/yr
• Insurance: −$18
• HOA: −$100
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $303

Break-even live

Break-even rent $446

Max offer price $42,900

Occupancy floor 58%

Sensitivity live

Price	-10% $328	-5% $315	+0% $303	+5% $291	+10% $279
Rent	-10% $238	-5% $270	+0% $303	+5% $336	+10% $369
Rate	-1.0pp $325	-0.5pp $314	base $303	+0.5pp $292	+1.0pp $281

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: $10,725
• Closing costs: $1,287
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 22 events

1. 2026-06-19
   days on market $42,900 Active 27 DOM
2. 2026-06-18
   days on market $42,900 Active 26 DOM
3. 2026-06-17
   days on market $42,900 Active 25 DOM
4. 2026-06-16
   days on market $42,900 Active 24 DOM
5. 2026-06-15
   days on market $42,900 Active 23 DOM
6. 2026-06-14
   days on market $42,900 Active 21 DOM
7. 2026-06-13
   remarks 693-char remark
8. 2026-06-13
   price $42,900 Active 20 DOM
9. 2026-06-12
   days on market $44,900 Active 20 DOM
10. 2026-06-09
    days on market $44,900 Active 17 DOM
11. 2026-06-08
    days on market $44,900 Active 16 DOM
12. 2026-06-07
    days on market $44,900 Active 15 DOM
13. 2026-06-05
    days on market $44,900 Active 12 DOM
14. 2026-06-03
    days on market $44,900 Active 11 DOM
15. 2026-06-02
    days on market $44,900 Active 10 DOM
16. 2026-06-01
    days on market $44,900 Active 9 DOM
17. 2026-05-31
    days on market $44,900 Active 8 DOM
18. 2026-05-30
    days on market $44,900 Active 7 DOM
19. 2026-05-23
    price $44,900
20. 2026-05-23
    listed $44,009 Active
21. 2008-01-03
    soldstatus
22. 2002-06-10
    soldstatus

ⓘ 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: $116 · $10/mo
• Projected year-2 tax: $416 · $35/mo
• Expected delta: +$300/yr (+$25/mo · 257.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,962
• − Mortgage interest: −$2,403
• − Property taxes: −$116
• − Insurance: −$214
• − Repairs & maintenance: −$797
• − Management: −$797
• − HOA: −$1,200
• − Depreciation: −$1,248
• Taxable income: $3,186
• Est. tax owed @ 24.0%: −$765
• After-tax cash flow: $2,875/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: Smithton R-VI
• NCES district ID: 2928380
• Math proficiency: 36% ▼ -4.00%
• Reading proficiency: 36% ▼ -9.00%
• Median HH income: $45,716
• Composite: 30.77/100
• National rank: #6155
• State rank: #200 of 324 in MO

Livability — Sedalia

• Score: 71/100
• State rank: #107
• US rank: #6990

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pettis County · 35,091 people
• City population: 35,091
• Metro: Sedalia, MO
• Population (ZIP): 35,091
• Household income: $58,064
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 1021.0

Population outlook (Pettis County) Hauer SSP2

• Today (2025): 41,992 people
• By 2030: 41,584 · -1.0%
• By 2040: 40,483 · -3.6%
• By 2050: 39,049 · -7.0%
• By 2075: 35,413 · -15.7%
• By 2100: 30,870 · -26.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 7% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Subsaharan African 3% Lithuanian 2% Italian 1%
• Foreign-born: 7% · Canada
• Languages at home: 87% English-only · Spanish 7% Russian/Polish/Slavic 4% German/W. Germanic 1%

Political lean MEDSL · Pettis

• 2024 margin: Solid R (+48.8) · D 24.9% · R 73.7% · Other 1.4%
• 2008→2024 swing: -26.3pp toward R · 2008: -22.4pp · 2024: -48.8pp
• All cycles: 2024: R+48.8 2020: R+47.5 2016: R+46.9 2012: R+28.8 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.80%
• Current HPI: 292.8224
• Rent YoY: —
• Metro: Sedalia, MO
• 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

+2.0% since first listed

4 events — show timeline

• 2026-05-23 Price Changed $44,900 WCAR
• 2026-05-23 Listed $44,009 WCAR
• 2008-01-03 Sold (Public Records) — Public Records
• 2002-06-10 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $116 · +4.3% YoY. Source: county tax records.