10240 Lawrence 1000 · La Russell, MO 64848

$155,000

3 bd · 1.0 ba · 1,768 sqft · Manufactured public records · 55 Days on market

Built 1988 1.00 ac lot $88/sqft · 44% below area Est $279k · 44% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• Appreciation +6.7/10.0
• DSCR +4.4/10.0
• 1% rule +2.7/10.0
• Schools +2.6/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 Bedroom, 2 Bathroom Residence Spanning 1785 sq ft on 1.38 Acres 10240 Lawrence 1000, La Russell, MO 64848. Discover serene country living on 1.38 acres with a spacious manufactured home featuring The open layout of a spacious living room, kitchen with dining area and bar, and two decks ideal for relaxation, surrounded by peaceful surroundings and picturesque country views.

Key facts

• Open layout
• Two decks
• 1 acre lot

Tags

• SPACIOUS MANUFACTURED HOME
• OPEN LAYOUT
• KITCHEN WITH DINING AREA
• TWO DECKS
• PICTURESQUE COUNTRY VIEWS

Property features AI

Exterior

• Parking: Driveway
• Home design: Manufactured house; Single-family residence, freestanding
• Construction: Block foundation
• Exterior features: Composition roof; Lot about 1.38 acres

Interior

• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric central heating; Has cooling
• Interior features: Vinyl flooring; 4 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $35 ($417/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (23.0% below list).
• Recommended offer: $119k (23.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 51/100 on livability (#871 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D+, schools D-, crime F.
• Sarcoxie R-II (rural): math 30% / reading 32% proficiency, ranked #265 of 324 in MO (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 67 units permitted in Lawrence County in 2024 (35 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.3% local appreciation)).
• Lawrence County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,307 (23.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.77% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• GRM: 10.8

CMA / ARV

• ARV (median comp): $278,597
• List price: $155,000
• Delta: -44.36%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

3.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.3%
• Equity multiple: 1.54×
• Total profit: $23,542
• Equity at exit: $72,607

10-year hold

• IRR: 11.5%
• Equity multiple: 2.78×
• Total profit: $77,267
• Equity at exit: $114,214

Cash invested: $43,400 (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 64848

• Home prices YoY: 1.9%
• Active inventory: 5
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,193 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$30 /mo · $364/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $35

Break-even live

Break-even rent $1,149

Max offer price $155,000

Occupancy floor 92%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $155,000 Active 55 DOM
2. 2026-06-18
   days on market $155,000 Active 54 DOM
3. 2026-06-17
   days on market $155,000 Active 53 DOM
4. 2026-06-16
   days on market $155,000 Active 52 DOM
5. 2026-06-15
   days on market $155,000 Active 51 DOM
6. 2026-06-14
   days on market $155,000 Active 49 DOM
7. 2026-06-13
   days on market $155,000 Active 48 DOM
8. 2026-06-10
   days on market $155,000 Active 46 DOM
9. 2026-06-09
   days on market $155,000 Active 45 DOM
10. 2026-06-08
    days on market $155,000 Active 44 DOM
11. 2026-06-07
    days on market $155,000 Active 43 DOM
12. 2026-06-05
    days on market $155,000 Active 40 DOM
13. 2026-06-03
    days on market $155,000 Active 39 DOM
14. 2026-06-02
    days on market $155,000 Active 38 DOM
15. 2026-06-01
    days on market $155,000 Active 37 DOM
16. 2026-05-31
    days on market $155,000 Active 36 DOM
17. 2026-05-30
    days on market $155,000 Active 35 DOM
18. 2026-04-26
    listed $175,000 Active 377-char remark

    Show marketing remark (377 chars)

    3 Bedroom, 2 Bathroom Residence Spanning 1785 sq ft on 1.38 Acres 10240 Lawrence 1000, La Russell, MO 64848. Discover serene country living on 1.38 acres with a spacious manufactured home featuring The open layout of a spacious living room, kitchen with dining area and bar, and two decks ideal for relaxation, surrounded by peaceful surroundings and picturesque country views.

19. 2026-04-26
    listed $175,000 Active 377-char remark

    Show marketing remark (377 chars)

    3 Bedroom, 2 Bathroom Residence Spanning 1785 sq ft on 1.38 Acres 10240 Lawrence 1000, La Russell, MO 64848. Discover serene country living on 1.38 acres with a spacious manufactured home featuring The open layout of a spacious living room, kitchen with dining area and bar, and two decks ideal for relaxation, surrounded by peaceful surroundings and picturesque country views.

20. 2026-03-16
    listed $179,000 Active
21. 2021-08-19
    soldstatus
22. 2021-08-16
    soldstatus
23. 2021-08-16
    soldstatus
24. 2021-04-23
    listed $127,900
25. 2021-04-21
    listed $127,900
26. 2015-07-24
    soldstatus
27. 2015-07-23
    soldstatus
28. 2014-10-03
    listed $64,900

ⓘ 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: $364 · $30/mo
• Projected year-2 tax: $1,504 · $125/mo
• Expected delta: +$1,140/yr (+$95/mo · 313.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $14,317
• − Mortgage interest: −$8,682
• − Property taxes: −$364
• − Insurance: −$775
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − Depreciation: −$4,509
• Taxable loss: −$2,304
• Est. tax savings @ 24.0%: +$553
• After-tax cash flow: $970/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: Sarcoxie R-II
• NCES district ID: 2927540
• Math proficiency: 30% ▼ -2.00%
• Reading proficiency: 32% ▼ -13.00%
• Median HH income: $38,365
• Composite: 25.92/100
• National rank: #7337
• State rank: #265 of 324 in MO

Livability — La Russell

• Score: 51/100
• State rank: #871
• US rank: #25195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 692

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 37,142 people
• By 2030: 36,212 · -2.5%
• By 2040: 34,080 · -8.2%
• By 2050: 31,621 · -14.9%
• By 2075: 25,987 · -30.0%
• By 2100: 20,151 · -45.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Serbian 5% Slovak 1%
• Languages at home: 58% English-only · German/W. Germanic 42%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+63.8) · D 17.6% · R 81.5%
• 2008→2024 swing: -26.8pp toward R · 2008: -37.1pp · 2024: -63.8pp
• All cycles: 2024: R+63.8 2020: R+62.6 2016: R+61.1 2012: R+47.0 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.33%
• Current HPI: 181.4892
• 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

+138.8% since first listed

13 events — show timeline

• 2026-05-21 Price Changed $155,000 SOMO
• 2026-05-21 Price Changed $155,000 OGAR
• 2026-04-26 Listed $175,000 SOMO
• 2026-04-26 Listed $175,000 OGAR
• 2026-03-16 Listed $179,000 SOMO
• 2021-08-19 Sold (Public Records) — Public Records
• 2021-08-16 Sold (MLS) — SOMO
• 2021-08-16 Sold (MLS) — OGAR
• 2021-04-23 Listed $127,900 SOMO
• 2021-04-21 Listed $127,900 OGAR
• 2015-07-24 Sold (Public Records) — Public Records
• 2015-07-23 Sold (MLS) — OGAR
• 2014-10-03 Listed $64,900 OGAR

Property tax history

+0.2%/yr

Latest (2025): $364 · -4.6% YoY. Source: county tax records.