606 N Washington · Queen City, MO 63561

$75,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 49 Days on market

Built 2000 Fair condition 0.38 ac lot ↓ 6% 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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Welcome to this well-maintained 3-bedroom, 2-bath manufactured home offering comfortable living on a spacious city lot in Queen City, Missouri. With approximately 1,200 square feet of thoughtfully designed space, this home provides a functional layout perfect for everyday living or investment potential. Home features a new flooring and a new metal roof in 2026. Outside, enjoy the benefits of a large lot with plenty of room for outdoor activities, gardening, or future improvements. Conveniently located within city limits, this property combines small-town charm with easy access to local amenities. Schedule your showing today! For more information contact the listing agent, Elizabeth Gregory, eXp Realty, 660.342.3418, www. gregorylandgroup.com

Key facts

• City limits
• Large lot
• Spacious city lot

Tags

• SPACIOUS CITY LOT
• LARGE LOT
• CITY LIMITS
• LOCAL AMENITIES

Property features AI

Finance

• Financial info: Lease not considered; No second mortgage indicated
• HOA & community: Nearby park and playground

Exterior

• Parking: On-site gravel parking
• Security: Storm door(s)
• Utilities: Public water; Public sewer; Single-phase electric; Cable available; Natural gas available; Phone available; Electricity connected; Water connected; Sewer connected
• Home design: Single-family manufactured home; One story; Updated/remodeled condition; Private ownership
• Construction: Vinyl siding; Pillar/post/pier foundation
• Exterior features: Rear porch; City lot; Asphalt road frontage; 139 x 120 lot dimensions

Interior

• Kitchen: Free-standing electric range; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating; Ceiling fans; Window/wall air conditioning units
• Interior features: Open floor plan
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#437 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, crime F.
• Schuyler County R-I (rural): math 33% / reading 42% proficiency, ranked #199 of 324 in MO (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Schuyler Co. Elem. (math 32% / reading 37%, grade F, #676 of 1,115 statewide, top 66%, 354 students, 53% FRL); Schuyler Co. High (math 32% / reading 47%, grade F, #247 of 521 statewide, top 55%, 242 students, 40% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: 6 active listings in the ZIP; 8 units permitted in Schuyler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.34% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.82%
• DSCR: 1.70
• GRM: 6.2

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: 22.4%
• Equity multiple: 2.27×
• Total profit: $26,683
• Equity at exit: $33,723

10-year hold

• IRR: 23.3%
• Equity multiple: 4.35×
• Total profit: $70,310
• Equity at exit: $51,972

Cash invested: $21,000 (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 63561

• Active inventory: 6
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,007 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $277

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 67%

Sensitivity live

Price	-10% $329	-5% $303	+0% $277	+5% $251	+10% $225
Rent	-10% $197	-5% $237	+0% $277	+5% $317	+10% $356
Rate	-1.0pp $315	-0.5pp $296	base $277	+0.5pp $257	+1.0pp $238

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $75,000 Active 49 DOM
2. 2026-06-21
   days on market $75,000 Active 48 DOM
3. 2026-06-18
   days on market $75,000 Active 46 DOM
4. 2026-06-17
   days on market $75,000 Active 45 DOM
5. 2026-06-16
   days on market $75,000 Active 44 DOM
6. 2026-06-15
   days on market $75,000 Active 43 DOM
7. 2026-06-13
   days on market $75,000 Active 41 DOM
8. 2026-06-12
   pricedays on market $75,000 Active 40 DOM

   Show marketing remark (751 chars)

   Welcome to this well-maintained 3-bedroom, 2-bath manufactured home offering comfortable living on a spacious city lot in Queen City, Missouri. With approximately 1,200 square feet of thoughtfully designed space, this home provides a functional layout perfect for everyday living or investment potential. Home features a new flooring and a new metal roof in 2026. Outside, enjoy the benefits of a large lot with plenty of room for outdoor activities, gardening, or future improvements. Conveniently located within city limits, this property combines small-town charm with easy access to local amenities. Schedule your showing today! For more information contact the listing agent, Elizabeth Gregory, eXp Realty, 660.342.3418, www. gregorylandgroup.com

9. 2026-06-09
   days on market $80,000 Active 37 DOM
10. 2026-06-08
    days on market $80,000 Active 36 DOM
11. 2026-06-07
    days on market $80,000 Active 35 DOM
12. 2026-06-05
    days on market $80,000 Active 33 DOM
13. 2026-06-04
    days on market $80,000 Active 31 DOM
14. 2026-06-02
    days on market $80,000 Active 30 DOM
15. 2026-06-01
    days on market $80,000 Active 29 DOM
16. 2026-05-31
    days on market $80,000 Active 28 DOM
17. 2026-05-03
    listed $80,000 Active 692-char remark

    Show marketing remark (751 chars)

    Welcome to this well-maintained 3-bedroom, 2-bath manufactured home offering comfortable living on a spacious city lot in Queen City, Missouri. With approximately 1,200 square feet of thoughtfully designed space, this home provides a functional layout perfect for everyday living or investment potential. Home features a new flooring and a new metal roof in 2026. Outside, enjoy the benefits of a large lot with plenty of room for outdoor activities, gardening, or future improvements. Conveniently located within city limits, this property combines small-town charm with easy access to local amenities. Schedule your showing today! For more information contact the listing agent, Elizabeth Gregory, eXp Realty, 660.342.3418, www. gregorylandgroup.com

18. 2026-05-03
    listed $80,000 Active 573-char remark

    Show marketing remark (751 chars)

    Welcome to this well-maintained 3-bedroom, 2-bath manufactured home offering comfortable living on a spacious city lot in Queen City, Missouri. With approximately 1,200 square feet of thoughtfully designed space, this home provides a functional layout perfect for everyday living or investment potential. Home features a new flooring and a new metal roof in 2026. Outside, enjoy the benefits of a large lot with plenty of room for outdoor activities, gardening, or future improvements. Conveniently located within city limits, this property combines small-town charm with easy access to local amenities. Schedule your showing today! For more information contact the listing agent, Elizabeth Gregory, eXp Realty, 660.342.3418, www. gregorylandgroup.com

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

Taxation est. · year 1

• Rental income: $12,078
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$966
• − Management: −$966
• − Depreciation: −$2,182
• Taxable income: $2,263
• Est. tax owed @ 24.0%: −$543
• After-tax cash flow: $2,779/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 · 2 photos

Fair 45/100 Cosmetic rehab

This well-maintained 3-bedroom, 2-bath manufactured home offers a good condition with good systems and a spacious lot. It is ready for a fresh coat of paint and some landscaping to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Landscaping improvements — Enhances curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Landscaping improvements — Enhances curb appeal and rental 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: Schuyler County R-I
• NCES district ID: 2927660
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 42% ▼ -4.00%
• Median HH income: $34,527
• Composite: 30.91/100
• National rank: #6115
• State rank: #199 of 324 in MO

Livability — Queen City

• Score: 61/100
• State rank: #437
• US rank: #17900

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Queen City, MO
• Population (ZIP): 1,069

Population outlook (Schuyler County) Hauer SSP2

• Today (2025): 4,477 people
• By 2030: 4,470 · -0.2%
• By 2040: 4,519 · +0.9%
• By 2050: 4,562 · +1.9%
• By 2075: 4,251 · -5.0%
• By 2100: 3,392 · -24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6% Asian 2%
• Common ancestry: Iranian 4% Lithuanian 1% Slovak 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Vietnamese 2%

Political lean MEDSL · Schuyler

• 2024 margin: Solid R (+64.5) · D 17.2% · R 81.7% · Other 1.2%
• 2008→2024 swing: -46.1pp toward R · 2008: -18.4pp · 2024: -64.5pp
• All cycles: 2024: R+64.5 2020: R+61.6 2016: R+59.5 2012: R+24.6 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-6.2% since first listed

4 events — show timeline

• 2026-06-12 Price Changed $75,000 MARIS as Distributed by MLS Grid
• 2026-06-12 Price Changed $75,000 NECAR
• 2026-05-03 Listed $80,000 NECAR
• 2026-05-03 Listed $80,000 MARIS as Distributed by MLS Grid