700 Rue Chambord · Terre du Lac, MO 63628

$54,900

3 bd · 1.0 ba · 1,340 sqft · Manufactured public records · 1 Days on market

Built 1985 6,490 sqft lot Est $55k · at est. $68/mo HOA · 6% of rent

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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
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why rent when you can own this charming 2 bedroom, 2 bath home with large addition on large corner lot? Move in ready. Most furniture including dining set and professional billiards table will stay. Range, refrigerator, dishwasher, washer, & dryer to stay as well. Free 50+ tv channels with antenna system to stay with house. Large storage shed. Spacious deck. Carport Terre Du Lac amenities for owners.

Key facts

• Kitchen appliances
• Carport
• Spacious deck

Tags

• LARGE ADDITION
• CORNER LOT
• KITCHEN APPLIANCES
• LARGE STORAGE SHED
• SPACIOUS DECK
• CARPORT

Property features AI

Finance

• HOA & community: Part of Terre Du Lac community; Annual association fee; Association amenities include beach access, boat dock, boating, lake, park, playground and common ground; association management and common area/road maintenance provided

Exterior

• Parking: Carport with space for 2 vehicles
• Utilities: Community water; Public sewer; 220 volt electric; Electricity, sewer and water connected
• Home design: Manufactured home (single level)
• Construction: Vinyl siding and other construction materials; Shingle roof
• Exterior features: Deck; Porch; Corner lot; Asphalt road frontage

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet; Hardwood; Linoleum
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Electric forced air heating; Central air; Wall/window unit(s)
• Interior features: Fireplace in the living room; Ceiling fan(s)
• Laundry & utility: Washer; Dryer; Dedicated laundry room on main level (10 x 5)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Cap rate 17.8% vs local median 2.3% in Terre du Lac — 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 65/100 on livability (#267 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• North St. Francois County R-I (town): math 29% / reading 42% proficiency, ranked #214 of 324 in MO (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North County Primary (750 students, 56% FRL); North Co. Sr. High (math 25% / reading 56%, grade F, #240 of 521 statewide, top 46%, 873 students, 48% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 131 active listings in the ZIP; 134 units permitted in St. Francois County in 2024 (32 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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.

Recommended offer $54,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
5. 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.
6. 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: 2.12% ✓
• Cap rate: 17.82%
• Cash-on-cash: 41.18%
• DSCR: 2.83
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $54,940
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 N Rue Chambord	0.00mi	2/2.0 (-1)	1,340 (0%)	8mo	$44,900	$34	84
819 Rue Dauphine #817	0.10mi	3/2.0	1,216 (-9%)	6mo	$49,900	$41	71

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: 37.7%
• Equity multiple: 2.61×
• Total profit: $24,730
• Equity at exit: $8,186

10-year hold

• IRR: 44.3%
• Equity multiple: 5.22×
• Total profit: $64,903
• Equity at exit: $4,747

Cash invested: $15,372 (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 63628

• Home prices YoY: -7.2%
• Active inventory: 131
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,163 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$12 /mo · $149/yr
• Insurance: −$23
• HOA: −$68
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $528

Break-even live

Break-even rent $495

Max offer price $54,900

Occupancy floor 50%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $68 · $816/yr

Listing history 2 events

1. 2026-06-16
   remarks 315-char remark
2. 2026-06-16
   listed $54,900 Active 1 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: $149 · $12/mo
• Projected year-2 tax: $533 · $44/mo
• Expected delta: +$384/yr (+$32/mo · 257.4%)

ⓘ 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 4/10 Moderate 7 d/yr ≥106°F today · 18 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: $13,956
• − Mortgage interest: −$3,075
• − Property taxes: −$149
• − Insurance: −$274
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − HOA: −$816
• − Depreciation: −$1,597
• Taxable income: $5,811
• Est. tax owed @ 24.0%: −$1,395
• After-tax cash flow: $4,936/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: North St. Francois County R-I
• NCES district ID: 2905430
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $40,156
• Composite: 29.77/100
• National rank: #6431
• State rank: #214 of 324 in MO

Livability — Terre du Lac

• Score: 65/100
• State rank: #267
• US rank: #12617

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Terre du Lac, MO
• Population (ZIP): 15,864

Population outlook (St. Francois County) Hauer SSP2

• Today (2025): 68,683 people
• By 2030: 69,574 · +1.3%
• By 2040: 70,665 · +2.9%
• By 2050: 70,708 · +2.9%
• By 2075: 67,917 · -1.1%
• By 2100: 56,563 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 5% Two or more races 5% Asian 1%
• Common ancestry: Lithuanian 6% Italian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · St. Francois

• 2024 margin: Solid R (+51.4) · D 23.8% · R 75.2%
• 2008→2024 swing: -46.8pp toward R · 2008: -4.6pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+48.1 2016: R+45.4 2012: R+19.5 2008: R+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.15%
• Current HPI: 234.0946
• 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

+15.6% since first listed

11 events — show timeline

• 2026-06-15 Listed $54,900 MARIS as Distributed by MLS Grid
• 2025-10-08 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-09-30 Sold (Public Records) — Public Records
• 2025-08-26 Contingent — MARIS as Distributed by MLS Grid
• 2025-08-23 Listed $44,900 MARIS as Distributed by MLS Grid
• 2024-12-20 Sold (Public Records) — Public Records
• 2024-12-17 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-11-16 Pending — MARIS as Distributed by MLS Grid
• 2024-10-11 Relisted — MARIS as Distributed by MLS Grid
• 2024-10-03 Pending — MARIS as Distributed by MLS Grid
• 2024-09-18 Listed $47,500 MARIS as Distributed by MLS Grid

Property tax history

+1.2%/yr

Latest (2025): $149 · +15.4% YoY. Source: county tax records.