401 Hill Side Rd · Summer Set, MO 63020

$74,520

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 13 Days on market

Built 2017 5.60 ac lot ↓ 21% since listing

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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
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity on this mobile home. It offers approximately 1,344 square feet of living space with 3 bedrooms and 2 bathrooms. Built in 2017 repairs and updates are needed but has potential. Property sold "AS-IS" without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect prior bidding. Auction.

Key facts

• 5.6 acre lot
• Built 2017
• Listed 12 days

Property features AI

Finance

• Other: Seller may consider concessions; No home warranty
• Financial info: Lease not considered

Exterior

• Utilities: Well water; Septic tank sewer; Electric service: Ameren
• Home design: Manufactured home (residential); Single-story
• Construction: Built with other/unspecified construction materials
• Exterior features: Front yard and back yard

Interior

• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: No heating listed; No cooling listed
• Interior features: Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Sunrise R-IX (rural): math 45% / reading 50% proficiency, ranked #141 of 535 in MO (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sunrise Elem. (math 42% / reading 47%, grade F, #413 of 1,115 statewide, top 42%, 333 students, 42% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 150 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 $515 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $74,520

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. 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.
3. 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.
4. 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: 1.54% ✓
• Cap rate: 13.56%
• Cash-on-cash: 25.94%
• DSCR: 2.15
• GRM: 5.4

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: 19.6%
• Equity multiple: 1.80×
• Total profit: $16,635
• Equity at exit: $11,111

10-year hold

• IRR: 27.9%
• Equity multiple: 3.46×
• Total profit: $51,404
• Equity at exit: $6,443

Cash invested: $20,866 (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 63020

• Home prices YoY: -21.9%
• Active inventory: 150
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$391
• Tax from tax record: −$36 /mo · $428/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $451

Break-even live

Break-even rent $579

Max offer price $74,520

Occupancy floor 56%

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: $18,630
• Closing costs: $2,236
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $74,520 Active 13 DOM
2. 2026-06-17
   days on market $74,520 Active 12 DOM
3. 2026-06-16
   days on market $74,520 Active 11 DOM
4. 2026-06-15
   days on market $74,520 Active 10 DOM
5. 2026-06-13
   days on market $74,520 Active 8 DOM
6. 2026-06-12
   days on market $74,520 Active 7 DOM
7. 2026-06-09
   days on market $74,520 Active 4 DOM
8. 2026-06-08
   days on market $74,520 Active 3 DOM
9. 2026-06-07
   remarks 421-char remark
10. 2026-06-07
    pricedays on marketlisting id $74,520 Active 2 DOM
11. 2026-06-05
    days on market $81,000 Active 147 DOM
12. 2026-06-04
    days on market $81,000 Active 145 DOM
13. 2026-06-02
    days on market $81,000 Active 144 DOM
14. 2026-06-01
    days on market $81,000 Active 143 DOM
15. 2026-05-31
    days on market $81,000 Active 142 DOM
16. 2026-04-23
    price $81,000
17. 2026-03-23
    price $86,388
18. 2026-02-12
    price $93,900
19. 2026-01-09
    listed $102,000 Active

ⓘ 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: $428 · $36/mo
• Projected year-2 tax: $723 · $60/mo
• Expected delta: +$295/yr (+$25/mo · 68.8%)

ⓘ 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 ≥105°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,801
• − Mortgage interest: −$4,174
• − Property taxes: −$428
• − Insurance: −$373
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$2,168
• Taxable income: $4,450
• Est. tax owed @ 24.0%: −$1,068
• After-tax cash flow: $4,345/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: Sunrise R-IX
• NCES district ID: 2929820
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $50,854
• Composite: 42.9/100
• National rank: #6711
• State rank: #141 of 535 in MO

Livability — Summer Set

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 20,357

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 (88%)
• Race & ethnicity: White 88% Two or more races 10% Hispanic / Latino 1%
• Common ancestry: Lithuanian 5% Iranian 2% Italian 1%
• 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: ▼ -60.90%
• Current HPI: 217.2807
• 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

-20.6% since first listed

4 events — show timeline

• 2026-04-23 Price Changed $81,000 MARIS as Distributed by MLS Grid
• 2026-03-23 Price Changed $86,388 MARIS as Distributed by MLS Grid
• 2026-02-12 Price Changed $93,900 MARIS as Distributed by MLS Grid
• 2026-01-09 Listed $102,000 MARIS as Distributed by MLS Grid

Property tax history

+3.1%/yr

Latest (2025): $428 · +6.3% YoY. Source: county tax records.