59 Powder Rd · Wellsville, MO 63384

$65,000

3 bd · 2.0 ba · 1,280 sqft · Other · 13 Days on market

Built 1994 1.84 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
• Appreciation +6.9/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Tucked away at the end of a gravel road, this 1.84 acre property offers the kind of privacy that's becoming increasingly difficult to find. The mobile home features a comfortable, livable interior and provides an affordable opportunity for full-time living, a weekend retreat, or a property to make your own over time. The long, secluded parcel offers room for outdoor activities, gardening, hobby projects, or simply enjoying a peaceful setting away from traffic and neighbors. Several outbuildings provide additional storage space for tools, equipment, and recreational items. The property is currently served by a deep well, lagoon, and leach field, with county water available nearby for future

Key facts

• Deep well
• 1.84 acre property
• Long secluded parcel

Tags

• 1.84 ACRE PROPERTY
• LONG SECLUDED PARCEL
• ADDITIONAL STORAGE SPACE
• DEEP WELL
• COUNTY WATER AVAILABLE

Property features AI

Exterior

• Parking: Three total parking spaces; One-car garage; Two-space carport
• Utilities: Public water; Lagoon sewer; Single-phase electric service; Electricity connected
• Home design: Residential mobile home; One level
• Construction: Construction materials: Unknown
• Exterior features: Rectangular lot; Approximately 1.84 acre lot

Interior

• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating; Wall/window air conditioning units
• Interior features: Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).

Location & tenants

• Location reads 65/100 on livability (#275 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Wellsville Middletown R-I (rural): math 25% / reading 40% proficiency, ranked #433 of 535 in MO (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wellsville-Middletown Elem. (math 37% / reading 27%, grade F, #761 of 1,115 statewide, top 72%, 148 students, 60% FRL); Wellsville-Middletown Hs (math 37% / reading 42%, grade F, #247 of 521 statewide, top 55%, 163 students, 53% FRL).
• Market conditions: 10 active listings in the ZIP; 47 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($449 loan paydown + $2k appreciation (3.9% local appreciation)).
• Montgomery County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

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

Recommended offer $65,000

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. Schools are F-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: 1.72% ✓
• Cap rate: 15.23%
• Cash-on-cash: 31.92%
• DSCR: 2.42
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.1%
• Equity multiple: 3.29×
• Total profit: $41,608
• Equity at exit: $32,371

10-year hold

• IRR: 38.2%
• Equity multiple: 6.57×
• Total profit: $101,367
• Equity at exit: $52,483

Cash invested: $18,200 (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 63384

• Home prices YoY: 2.8%
• Active inventory: 10
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,116 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$29 /mo · $352/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $484

Break-even live

Break-even rent $503

Max offer price $65,000

Occupancy floor 52%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $65,000 Active 13 DOM
2. 2026-06-17
   days on market $65,000 Active 12 DOM
3. 2026-06-16
   days on market $65,000 Active 11 DOM
4. 2026-06-15
   days on market $65,000 Active 10 DOM
5. 2026-06-13
   days on market $65,000 Active 8 DOM
6. 2026-06-12
   days on market $65,000 Active 7 DOM
7. 2026-06-09
   days on market $65,000 Active 4 DOM
8. 2026-06-08
   days on market $65,000 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $65,000 Active 2 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: $352 · $29/mo
• Projected year-2 tax: $630 · $53/mo
• Expected delta: +$278/yr (+$23/mo · 79.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,389
• − Mortgage interest: −$3,641
• − Property taxes: −$352
• − Insurance: −$325
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$1,891
• Taxable income: $5,038
• Est. tax owed @ 24.0%: −$1,209
• After-tax cash flow: $4,601/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: Wellsville Middletown R-I
• NCES district ID: 2931620
• Math proficiency: 25% ▼ -15.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $38,226
• Composite: 29.86/100
• National rank: #11693
• State rank: #433 of 535 in MO

Livability — Wellsville

• Score: 65/100
• State rank: #275
• US rank: #12860

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,148

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 10,582 people
• By 2030: 9,897 · -6.5%
• By 2040: 8,556 · -19.1%
• By 2050: 7,293 · -31.1%
• By 2075: 4,998 · -52.8%
• By 2100: 3,204 · -69.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6%
• Common ancestry: Slovak 3%
• Languages at home: 97% English-only · German/W. Germanic 2% French/Haitian/Cajun 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+60.1) · D 19.5% · R 79.7%
• 2008→2024 swing: -41.7pp toward R · 2008: -18.5pp · 2024: -60.1pp
• All cycles: 2024: R+60.1 2020: R+56.4 2016: R+55.4 2012: R+33.0 2008: R+18.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.85%
• Current HPI: 143.7565
• 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

1 event — show timeline

• 2026-06-05 Listed $65,000 MARIS as Distributed by MLS Grid

Property tax history

-0.8%/yr

Latest (2025): $352 · -2.5% YoY. Source: county tax records.