30008 Skyview N/A · White Branch, MO 65326

$43,900

2 bd · 1.0 ba · 1,056 sqft · Manufactured · 180 Days on market

Built 1970 Poor condition 0.66 ac lot $42/sqft · 78% below area $4/mo HOA ↓ 2% 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 +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER! Are you looking for a project with real potential near Lake of the Ozarks? This Edwards property sits on just over 1/2 acre, and offers several solid structures and community lake access, making it a great option for a rental investment, weekend getaway, or future full-time home. The main residence is a 1970 single-wide trailer with a metal roof and a very nice addition that services as a great living space. The structure appears to be in good condition, but the interior will need updates, including plumbing, heating/cooling, flooring, and appliances. The property also includes a single-car detached garage, a small storage shed, a large, well built earth contact 2-car garage at the back of the property. This property includes a total of 6 lots in the Arrowhead Lakes Subdivision so is a spacious spot that needs a little love. If you’re looking for a fixer-upper with multiple outbuildings and room to make it your own, this one is worth a look. Bring your ideas, your tools, and your vision — there’s a lot of possibility here. Owner is selling AS-IS.

Key facts

• Solid structures
• 0.66 acre lot
• 3 garage spots

Tags

• COMMUNITY LAKE ACCESS
• SOLID STRUCTURES
• MULTIPLE OUTBUILDINGS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $44k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($955 rent vs $44k).
• Recommended offer: $39k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.5% vs local median 3.7% in White Branch — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Warsaw R-IX (rural): math 30% / reading 42% proficiency, ranked #222 of 324 in MO (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 174 active listings in the ZIP; 9 units permitted in Benton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $304 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Benton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $38,632 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 2.18% ✓
• Cap rate: 18.51%
• Cash-on-cash: 43.64%
• DSCR: 2.94
• GRM: 3.8

CMA / ARV

• ARV (median comp): $196,725
• List price: $43,900
• Delta: -77.68%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 40.5%
• Equity multiple: 2.74×
• Total profit: $21,372
• Equity at exit: $6,546

10-year hold

• IRR: 46.8%
• Equity multiple: 5.50×
• Total profit: $55,336
• Equity at exit: $3,796

Cash invested: $12,292 (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 65326

• Home prices YoY: -9.7%
• Active inventory: 174
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $955 medium
• Mortgage (P&I): −$230
• Tax est. 1.5%: −$55 /mo · $658/yr
• Insurance: −$18
• HOA: −$4
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $447

Break-even live

Break-even rent $389

Max offer price $43,900

Occupancy floor 48%

Sensitivity live

Price	-10% $477	-5% $462	+0% $447	+5% $432	+10% $417
Rent	-10% $372	-5% $409	+0% $447	+5% $485	+10% $522
Rate	-1.0pp $469	-0.5pp $458	base $447	+0.5pp $436	+1.0pp $424

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: $10,975
• Closing costs: $1,317
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 25 events

1. 2026-06-21
   days on market $43,900 Active 180 DOM
2. 2026-06-18
   days on market $43,900 Active 178 DOM
3. 2026-06-17
   days on market $43,900 Active 177 DOM
4. 2026-06-16
   days on market $43,900 Active 176 DOM
5. 2026-06-15
   days on market $43,900 Active 175 DOM
6. 2026-06-13
   days on market $43,900 Active 173 DOM
7. 2026-06-12
   days on market $43,900 Active 172 DOM
8. 2026-06-09
   days on market $43,900 Active 169 DOM
9. 2026-06-08
   days on market $43,900 Active 168 DOM
10. 2026-06-07
    days on market $43,900 Active 167 DOM
11. 2026-06-07
    days on market $43,900 Active 166 DOM
12. 2026-06-04
    days on market $43,900 Active 163 DOM
13. 2026-06-02
    days on market $43,900 Active 162 DOM
14. 2026-06-01
    days on market $43,900 Active 161 DOM
15. 2026-05-31
    days on market $43,900 Active 160 DOM
16. 2026-05-31
    days on market $43,900 Active 159 DOM
17. 2026-04-15
    price $43,900 1098-char remark

    Show marketing remark (1098 chars)

    MOTIVATED SELLER! Are you looking for a project with real potential near Lake of the Ozarks? This Edwards property sits on just over 1/2 acre, and offers several solid structures and community lake access, making it a great option for a rental investment, weekend getaway, or future full-time home. The main residence is a 1970 single-wide trailer with a metal roof and a very nice addition that services as a great living space. The structure appears to be in good condition, but the interior will need updates, including plumbing, heating/cooling, flooring, and appliances. The property also includes a single-car detached garage, a small storage shed, a large, well built earth contact 2-car garage at the back of the property. This property includes a total of 6 lots in the Arrowhead Lakes Subdivision so is a spacious spot that needs a little love. If you’re looking for a fixer-upper with multiple outbuildings and room to make it your own, this one is worth a look. Bring your ideas, your tools, and your vision — there’s a lot of possibility here. Owner is selling AS-IS.

18. 2026-04-15
    price $43,900 1098-char remark

    Show marketing remark (1098 chars)

    MOTIVATED SELLER! Are you looking for a project with real potential near Lake of the Ozarks? This Edwards property sits on just over 1/2 acre, and offers several solid structures and community lake access, making it a great option for a rental investment, weekend getaway, or future full-time home. The main residence is a 1970 single-wide trailer with a metal roof and a very nice addition that services as a great living space. The structure appears to be in good condition, but the interior will need updates, including plumbing, heating/cooling, flooring, and appliances. The property also includes a single-car detached garage, a small storage shed, a large, well built earth contact 2-car garage at the back of the property. This property includes a total of 6 lots in the Arrowhead Lakes Subdivision so is a spacious spot that needs a little love. If you’re looking for a fixer-upper with multiple outbuildings and room to make it your own, this one is worth a look. Bring your ideas, your tools, and your vision — there’s a lot of possibility here. Owner is selling AS-IS.

19. 2026-04-15
    price $43,900

    Show marketing remark (1098 chars)

    MOTIVATED SELLER! Are you looking for a project with real potential near Lake of the Ozarks? This Edwards property sits on just over 1/2 acre, and offers several solid structures and community lake access, making it a great option for a rental investment, weekend getaway, or future full-time home. The main residence is a 1970 single-wide trailer with a metal roof and a very nice addition that services as a great living space. The structure appears to be in good condition, but the interior will need updates, including plumbing, heating/cooling, flooring, and appliances. The property also includes a single-car detached garage, a small storage shed, a large, well built earth contact 2-car garage at the back of the property. This property includes a total of 6 lots in the Arrowhead Lakes Subdivision so is a spacious spot that needs a little love. If you’re looking for a fixer-upper with multiple outbuildings and room to make it your own, this one is worth a look. Bring your ideas, your tools, and your vision — there’s a lot of possibility here. Owner is selling AS-IS.

20. 2025-12-22
    listed $44,900 Active 1098-char remark

    Show marketing remark (1098 chars)

    MOTIVATED SELLER! Are you looking for a project with real potential near Lake of the Ozarks? This Edwards property sits on just over 1/2 acre, and offers several solid structures and community lake access, making it a great option for a rental investment, weekend getaway, or future full-time home. The main residence is a 1970 single-wide trailer with a metal roof and a very nice addition that services as a great living space. The structure appears to be in good condition, but the interior will need updates, including plumbing, heating/cooling, flooring, and appliances. The property also includes a single-car detached garage, a small storage shed, a large, well built earth contact 2-car garage at the back of the property. This property includes a total of 6 lots in the Arrowhead Lakes Subdivision so is a spacious spot that needs a little love. If you’re looking for a fixer-upper with multiple outbuildings and room to make it your own, this one is worth a look. Bring your ideas, your tools, and your vision — there’s a lot of possibility here. Owner is selling AS-IS.

21. 2025-12-19
    listed $44,900 Active 1098-char remark

    Show marketing remark (1098 chars)

    MOTIVATED SELLER! Are you looking for a project with real potential near Lake of the Ozarks? This Edwards property sits on just over 1/2 acre, and offers several solid structures and community lake access, making it a great option for a rental investment, weekend getaway, or future full-time home. The main residence is a 1970 single-wide trailer with a metal roof and a very nice addition that services as a great living space. The structure appears to be in good condition, but the interior will need updates, including plumbing, heating/cooling, flooring, and appliances. The property also includes a single-car detached garage, a small storage shed, a large, well built earth contact 2-car garage at the back of the property. This property includes a total of 6 lots in the Arrowhead Lakes Subdivision so is a spacious spot that needs a little love. If you’re looking for a fixer-upper with multiple outbuildings and room to make it your own, this one is worth a look. Bring your ideas, your tools, and your vision — there’s a lot of possibility here. Owner is selling AS-IS.

22. 2025-12-19
    listed $44,900 Active

    Show marketing remark (1098 chars)

    MOTIVATED SELLER! Are you looking for a project with real potential near Lake of the Ozarks? This Edwards property sits on just over 1/2 acre, and offers several solid structures and community lake access, making it a great option for a rental investment, weekend getaway, or future full-time home. The main residence is a 1970 single-wide trailer with a metal roof and a very nice addition that services as a great living space. The structure appears to be in good condition, but the interior will need updates, including plumbing, heating/cooling, flooring, and appliances. The property also includes a single-car detached garage, a small storage shed, a large, well built earth contact 2-car garage at the back of the property. This property includes a total of 6 lots in the Arrowhead Lakes Subdivision so is a spacious spot that needs a little love. If you’re looking for a fixer-upper with multiple outbuildings and room to make it your own, this one is worth a look. Bring your ideas, your tools, and your vision — there’s a lot of possibility here. Owner is selling AS-IS.

23. 2025-12-15
    historical
24. 2025-11-26
    listed $45,000 Active
25. 2025-11-26
    listed $45,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $11,459
• − Mortgage interest: −$2,459
• − Property taxes: −$658
• − Insurance: −$220
• − Repairs & maintenance: −$917
• − Management: −$917
• − HOA: −$48
• − Depreciation: −$1,277
• Taxable income: $4,963
• Est. tax owed @ 24.0%: −$1,191
• After-tax cash flow: $4,173/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to become move-in ready. Significant structural and systems work is needed to restore functionality and improve the home's value.

Repairs flagged

• Major Exposed framing — Structural integrity compromised
• Major Boarded-up windows — No natural light, security risk
• Major Exposed plumbing — No water supply
• Major Exposed electrical — No power
• Major Exposed HVAC — No heating/cooling
• Major Exposed flooring — No living space
• Major Exposed walls — No drywall

Value-add opportunities

• Both Reframing and drywall — Creates living space and improves appearance
• Both Plumbing and electrical — Restores functionality and safety
• Both HVAC — Restores heating/cooling and comfort
• Both Flooring — Creates living space and improves appearance
• Both Windows — Restores natural light and security
• Both Landscaping — Improves curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed framing · Structural integrity compromised	Major	$15,000–50,000
Boarded-up windows · No natural light, security risk	Major	$15,000–50,000
Exposed plumbing · No water supply	Major	$15,000–50,000
Exposed electrical · No power	Major	$15,000–50,000
Exposed HVAC · No heating/cooling	Major	$15,000–50,000
Exposed flooring · No living space	Major	$15,000–50,000
Exposed walls · No drywall	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Reframing and drywall — Creates living space and improves appearance ↑
• Both Plumbing and electrical — Restores functionality and safety ↑
• Both HVAC — Restores heating/cooling and comfort ↑
• Both Flooring — Creates living space and improves appearance ↑
• Both Windows — Restores natural light and security ↑
• Both Landscaping — Improves curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Warsaw R-IX
• NCES district ID: 2931070
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 42% ▲ 4.00%
• Median HH income: $33,160
• Composite: 29.53/100
• National rank: #6495
• State rank: #222 of 324 in MO

Livability — White Branch

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

Census & demographics

• Population (ZIP): 1,722

Population outlook (Benton County) Hauer SSP2

• Today (2025): 17,355 people
• By 2030: 16,513 · -4.9%
• By 2040: 14,898 · -14.2%
• By 2050: 13,662 · -21.3%
• By 2075: 11,308 · -34.8%
• By 2100: 8,755 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Italian 2% Iranian 2%
• Foreign-born: 0%

Political lean MEDSL · Benton

• 2024 margin: Solid R (+59.1) · D 20.1% · R 79.2%
• 2008→2024 swing: -36.8pp toward R · 2008: -22.3pp · 2024: -59.1pp
• All cycles: 2024: R+59.1 2020: R+56.6 2016: R+54.1 2012: R+34.3 2008: R+22.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.56%
• Current HPI: 211.1105
• 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

-2.4% since first listed

9 events — show timeline

• 2026-04-15 Price Changed $43,900 WCAR
• 2026-04-15 Price Changed $43,900 Heartland MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $43,900 LOBR
• 2025-12-22 Listed $44,900 Heartland MLS as Distributed by MLS Grid
• 2025-12-19 Listed $44,900 LOBR
• 2025-12-19 Listed $44,900 WCAR
• 2025-12-15 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-11-26 Listed $45,000 WCAR
• 2025-11-26 Listed $45,000 Heartland MLS as Distributed by MLS Grid