6572 County Road 424 · Fulton, MO 65251

$49,000

3 bd · 2.0 ba · 980 sqft · Manufactured public records · 14 Days on market

Built 1996 3.00 ac lot

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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 +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Situated on 3.2 acres, this 3 bed, 2 bath manufactured home offers a great opportunity for an investor, flipper, or buyer looking for land and potential. Built in 1996, the property features a private setting with room to expand, a carport, small shed, well, and septic already in place. The home will require significant repairs and updating throughout and is being sold as-is. If you’ve been looking for acreage with utilities already established, this could be the opportunity you’ve been waiting for.

Key facts

• Septic
• Carport
• Small shed

Tags

• PRIVATE SETTING
• ROOM TO EXPAND
• CARPORT
• SMALL SHED
• WELL
• SEPTIC

Property features AI

Exterior

• Parking: Carport with space for 2 vehicles
• Utilities: Well water; Septic tank; Single-phase electric service; Electricity available
• Home design: Mobile home; Private ownership; Frame construction with vinyl siding; One story
• Construction: Frame construction; Vinyl siding
• Exterior features: Lot includes approximately 3 acres; Lot listed as Other

Interior

• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: No heating system specified; No cooling system specified
• Interior features: One-level layout

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $49k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Cap rate 22.5% vs local median 4.0% in Fulton — 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 (#115 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment D-.
• South Callaway County R-II (rural): math 40% / reading 52% proficiency, ranked #76 of 324 in MO (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: South Callaway Elem. (math 52% / reading 52%, grade C-, #231 of 1,115 statewide, top 24%, 173 students, 31% FRL); South Callaway High (math 32% / reading 57%, grade F, #179 of 521 statewide, top 39%, 248 students, 29% FRL).
• Market conditions: 134 active listings in the ZIP; 40 units permitted in Callaway County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $339 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $49,000

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: 2.47% ✓
• Cap rate: 22.54%
• Cash-on-cash: 58.02%
• DSCR: 3.58
• GRM: 3.4

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: 56.6%
• Equity multiple: 3.50×
• Total profit: $34,300
• Equity at exit: $7,306

10-year hold

• IRR: 61.5%
• Equity multiple: 7.14×
• Total profit: $84,230
• Equity at exit: $4,237

Cash invested: $13,720 (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 65251

• Active inventory: 134
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$14 /mo · $169/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $663

Break-even live

Break-even rent $369

Max offer price $49,000

Occupancy floor 40%

Sensitivity live

Price	-10% $691	-5% $677	+0% $663	+5% $650	+10% $636
Rent	-10% $568	-5% $616	+0% $663	+5% $711	+10% $759
Rate	-1.0pp $688	-0.5pp $676	base $663	+0.5pp $651	+1.0pp $638

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-14
   statusdays on market $49,000 Pending 14 DOM
2. 2026-06-13
   days on market $49,000 Active 13 DOM
3. 2026-06-10
   days on market $49,000 Active 11 DOM
4. 2026-06-09
   days on market $49,000 Active 10 DOM
5. 2026-06-08
   days on market $49,000 Active 9 DOM
6. 2026-06-07
   days on market $49,000 Active 8 DOM
7. 2026-06-05
   days on market $49,000 Active 5 DOM
8. 2026-06-03
   days on market $49,000 Active 4 DOM
9. 2026-06-02
   days on market $49,000 Active 3 DOM
10. 2026-06-01
    days on market $49,000 Active 2 DOM
11. 2026-05-30
    remarks 504-char remark
12. 2026-05-30
    listed $49,000 Active 1 DOM

ⓘ 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: $169 · $14/mo
• Projected year-2 tax: $475 · $40/mo
• Expected delta: +$306/yr (+$26/mo · 180.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,504
• − Mortgage interest: −$2,745
• − Property taxes: −$169
• − Insurance: −$245
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$1,425
• Taxable income: $7,599
• Est. tax owed @ 24.0%: −$1,824
• After-tax cash flow: $6,137/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: South Callaway County R-II
• NCES district ID: 2928430
• Math proficiency: 40% ▼ -14.00%
• Reading proficiency: 52% ▬ 0.00%
• Median HH income: $49,071
• Composite: 39.33/100
• National rank: #3983
• State rank: #76 of 324 in MO

Livability — Fulton

• Score: 71/100
• State rank: #115
• US rank: #7204

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Callaway County · 22,579 people
• City population: 22,579
• Metro: Jefferson City, MO
• Population (ZIP): 22,579
• Household income: $63,072
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 551.0

Population outlook (Callaway County) Hauer SSP2

• Today (2025): 45,390 people
• By 2030: 45,493 · +0.2%
• By 2040: 45,092 · -0.7%
• By 2050: 44,069 · -2.9%
• By 2075: 41,875 · -7.7%
• By 2100: 38,094 · -16.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 6% Black 5% Hispanic / Latino 3%
• Common ancestry: Italian 5% Lithuanian 3% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Callaway

• 2024 margin: Solid R (+43.3) · D 27.6% · R 70.9% · Other 1.5%
• 2008→2024 swing: -23.6pp toward R · 2008: -19.7pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+42.3 2016: R+42.2 2012: R+31.1 2008: R+19.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.33%
• Current HPI: 205.5205
• Rent YoY: —
• Metro: Jefferson City, 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

3 events — show timeline

• 2026-05-30 Listed $49,000 MARIS as Distributed by MLS Grid
• 2005-08-01 Sold (Public Records) — Public Records
• 2003-07-10 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $169 · +0.1% YoY. Source: county tax records.