46 Pink Dogwood Trl · Kimberling City, MO 65686

$179,900

3 bd · 2.0 ba · 1,494 sqft · Manufactured · 103 Days on market

Built 1989 0.26 ac lot $120/sqft · 19% below area Est $223k · 19% under $17/mo HOA · 1% of rent

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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).

• Cash flow +17.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +4.7/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A manufactured home set on a flat, comfortable lot with a two-car detached garage could be your ideal full or part time retreat. Unwind on the front porch to enjoy a glimpse of Table Rock Lake, or hop on a bike to explore Joe Bald State Park. This property is a short stroll or ride from Table Rock Lake. The home could use a little TLC, but with your own touches, it can shine.

Key facts

• Front porch
• 0.26 acre lot
• 2 garage spots

Tags

• TWO-CAR DETACHED GARAGE
• FRONT PORCH
• GLIMPSE OF TABLE ROCK LAKE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/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 $175k (2.7% below list).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 1.7% in Kimberling City — 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 69/100 on livability (#162 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D, employment D.
• Reeds Spring R-IV (rural): math 34% / reading 42% proficiency, ranked #182 of 324 in MO (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 288 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 191 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Stone County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.91%
• DSCR: 1.13
• GRM: 8.6

CMA / ARV

• ARV (median comp): $223,191
• List price: $179,900
• Delta: -19.40%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5932 Joe Bald Rd	0.07mi	3/2.0	1,456 (-2%)	24mo	$130,000	$89	72

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -11.7%
• Equity multiple: 0.58×
• Total profit: $-21,328
• Equity at exit: $26,824

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-8,397
• Equity at exit: $15,554

Cash invested: $50,372 (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 65686

• Home prices YoY: -31.2%
• Active inventory: 288
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$17
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $122

Break-even live

Break-even rent $1,595

Max offer price $179,900

Occupancy floor 88%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Kimberling Blvd Unit A Kimberling City, MO	2.0	2.0	1140	$1,750	$1.54	43d	1	1.38mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 26 events

1. 2026-06-19
   days on market $179,900 Active 103 DOM
2. 2026-06-18
   days on market $179,900 Active 102 DOM
3. 2026-06-17
   days on market $179,900 Active 101 DOM
4. 2026-06-16
   days on market $179,900 Active 100 DOM
5. 2026-06-15
   days on market $179,900 Active 99 DOM
6. 2026-06-14
   days on market $179,900 Active 97 DOM
7. 2026-06-12
   days on market $179,900 Active 96 DOM
8. 2026-06-09
   days on market $179,900 Active 93 DOM
9. 2026-06-08
   days on market $179,900 Active 92 DOM
10. 2026-06-07
    days on market $179,900 Active 91 DOM
11. 2026-06-05
    days on market $179,900 Active 88 DOM
12. 2026-06-03
    days on market $179,900 Active 87 DOM
13. 2026-06-02
    days on market $179,900 Active 86 DOM
14. 2026-06-01
    days on market $179,900 Active 85 DOM
15. 2026-05-31
    days on market $179,900 Active 84 DOM
16. 2026-05-30
    days on market $179,900 Active 83 DOM
17. 2026-05-13
    status Active 378-char remark

    Show marketing remark (378 chars)

    A manufactured home set on a flat, comfortable lot with a two-car detached garage could be your ideal full or part time retreat. Unwind on the front porch to enjoy a glimpse of Table Rock Lake, or hop on a bike to explore Joe Bald State Park. This property is a short stroll or ride from Table Rock Lake. The home could use a little TLC, but with your own touches, it can shine.

18. 2026-04-14
    status Pending 378-char remark

    Show marketing remark (378 chars)

    A manufactured home set on a flat, comfortable lot with a two-car detached garage could be your ideal full or part time retreat. Unwind on the front porch to enjoy a glimpse of Table Rock Lake, or hop on a bike to explore Joe Bald State Park. This property is a short stroll or ride from Table Rock Lake. The home could use a little TLC, but with your own touches, it can shine.

19. 2026-02-07
    listed $179,900 Active 378-char remark

    Show marketing remark (378 chars)

    A manufactured home set on a flat, comfortable lot with a two-car detached garage could be your ideal full or part time retreat. Unwind on the front porch to enjoy a glimpse of Table Rock Lake, or hop on a bike to explore Joe Bald State Park. This property is a short stroll or ride from Table Rock Lake. The home could use a little TLC, but with your own touches, it can shine.

20. 2022-06-21
    soldstatus
21. 2022-06-17
    soldstatus Closed 420-char remark

    Show marketing remark (420 chars)

    Manufactured home on a nice level lot with a 2 car detached garage can be your next full or part time home. Enjoy a nice quiet evening with the Partial Table Rock view from front porch or take a bike ride to Joe Bald state park. Yes! You read correctly, this home is a short walk or bike ride away from Table Rock Lake. Home needs a little tender, love and care but with some personalized touched you can make it great!

22. 2022-06-05
    historical 420-char remark

    Show marketing remark (420 chars)

    Manufactured home on a nice level lot with a 2 car detached garage can be your next full or part time home. Enjoy a nice quiet evening with the Partial Table Rock view from front porch or take a bike ride to Joe Bald state park. Yes! You read correctly, this home is a short walk or bike ride away from Table Rock Lake. Home needs a little tender, love and care but with some personalized touched you can make it great!

23. 2022-05-07
    listed $80,000 420-char remark

    Show marketing remark (420 chars)

    Manufactured home on a nice level lot with a 2 car detached garage can be your next full or part time home. Enjoy a nice quiet evening with the Partial Table Rock view from front porch or take a bike ride to Joe Bald state park. Yes! You read correctly, this home is a short walk or bike ride away from Table Rock Lake. Home needs a little tender, love and care but with some personalized touched you can make it great!

24. 2022-02-01
    soldstatus
25. 2007-07-10
    soldstatus
26. 2007-02-16
    listed $59,000

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 20 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: $21,000
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − HOA: −$204
• − Depreciation: −$5,233
• Taxable loss: −$1,473
• Est. tax savings @ 24.0%: +$353
• After-tax cash flow: $1,820/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: Reeds Spring R-IV
• NCES district ID: 2926160
• Math proficiency: 34% ▼ -3.00%
• Reading proficiency: 42% ▼ -1.00%
• Median HH income: $42,158
• Composite: 32.06/100
• National rank: #5819
• State rank: #182 of 324 in MO

Livability — Kimberling City

• Score: 69/100
• State rank: #162
• US rank: #8879

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,487

Population outlook (Stone County) Hauer SSP2

• Today (2025): 28,147 people
• By 2030: 26,405 · -6.2%
• By 2040: 22,762 · -19.1%
• By 2050: 19,706 · -30.0%
• By 2075: 14,742 · -47.6%
• By 2100: 10,832 · -61.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Lithuanian 4% Italian 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Other Asian/Pacific 0%

Political lean MEDSL · Stone

• 2024 margin: Solid R (+61.4) · D 18.9% · R 80.3%
• 2008→2024 swing: -24.1pp toward R · 2008: -37.3pp · 2024: -61.4pp
• All cycles: 2024: R+61.4 2020: R+61.1 2016: R+62.1 2012: R+49.2 2008: R+37.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.17%
• Current HPI: 198.5699
• 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

+204.9% since first listed

10 events — show timeline

• 2026-05-13 Relisted — SOMO
• 2026-04-14 Pending — SOMO
• 2026-02-07 Listed $179,900 SOMO
• 2022-06-21 Sold (Public Records) — Public Records
• 2022-06-17 Sold (MLS) — SOMO
• 2022-06-05 Delisted — SOMO
• 2022-05-07 Listed $80,000 SOMO
• 2022-02-01 Sold (Public Records) — Public Records
• 2007-07-10 Sold (Public Records) — Public Records
• 2007-02-16 Listed $59,000 SOMO

Property tax history

+1.7%/yr

Latest (2025): $309 · -0.0% YoY. Source: county tax records.