14444 E Quail Rd · Nevada, MO 64772

$79,900

2 bd · 1.0 ba · 960 sqft · Manufactured public records · 19 Days on market

Built 1969

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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 +29.8/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

FOR SALE: AFFORDABLE COUNTRY LIVING ?? Just Outside Nevada, MO City Limits PROPERTY OVERVIEW Come see this clean, move-in ready 2-bedroom, 1-bathroom manufactured home. Spanning approximately 960 square feet, this double-wide sits on a permanent foundation on a level 0.4-acre lot. Enjoy the benefits of rural living while being just minutes from town. INTERIOR FEATURES Bathroom: Updated tiled shower and tub layout. Kitchen: Enjoy cooking with gas. All appliances stay. Includes refrigerator, built-in wall oven, countertop cooktop, and electric Whirlpool washer/dryer set. Ample storage: Plenty of closets and cabinets throughout. MECHANICALS & amp; UTILITIES Water/Sewer: Public water

Key facts

• Updated tiled shower
• Gas cooking
• Clean move in ready

Tags

• CLEAN MOVE IN READY
• UPDATED TILED SHOWER
• GAS COOKING
• AMPLE STORAGE
• PUBLIC WATER SUPPLY
• PRIVATE SEPTIC SYSTEM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($965 rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 4.9% in Nevada — 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 59/100 on livability (#519 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools C-, crime F, amenities F.
• Nevada R-V (town): math 33% / reading 44% proficiency, ranked #180 of 324 in MO (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 104 active listings in the ZIP; 57 units permitted in Vernon County in 2024 (38 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Vernon County population projected at -13% 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 $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $16k; list at $80k implies a 415% gain — meaningful room to come down on a strong offer.

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 $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.21% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.67%
• DSCR: 1.70
• GRM: 6.9

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: 6.5%
• Equity multiple: 1.25×
• Total profit: $5,622
• Equity at exit: $11,913

10-year hold

• IRR: 15.8%
• Equity multiple: 2.28×
• Total profit: $28,707
• Equity at exit: $6,908

Cash invested: $22,372 (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 64772

• Active inventory: 104
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $965 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$18 /mo · $212/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $292

Break-even live

Break-even rent $595

Max offer price $79,900

Occupancy floor 65%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $79,900 Active 19 DOM
2. 2026-06-17
   days on market $79,900 Active 18 DOM
3. 2026-06-16
   days on market $79,900 Active 17 DOM
4. 2026-06-15
   days on market $79,900 Active 16 DOM
5. 2026-06-13
   days on market $79,900 Active 14 DOM
6. 2026-06-12
   days on market $79,900 Active 13 DOM
7. 2026-06-09
   days on market $79,900 Active 10 DOM
8. 2026-06-08
   days on market $79,900 Active 9 DOM
9. 2026-06-07
   days on market $79,900 Active 8 DOM
10. 2026-06-07
    days on market $79,900 Active 7 DOM
11. 2026-06-04
    days on market $79,900 Active 4 DOM
12. 2026-06-02
    days on market $79,900 Active 3 DOM
13. 2026-06-01
    days on market $79,900 Active 2 DOM
14. 2026-05-31
    remarks 695-char remark
15. 2026-05-31
    listed $79,900 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: $212 · $18/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$563/yr (+$47/mo · 265.5%)

ⓘ 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 ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $11,576
• − Mortgage interest: −$4,476
• − Property taxes: −$212
• − Insurance: −$400
• − Repairs & maintenance: −$926
• − Management: −$926
• − Depreciation: −$2,324
• Taxable income: $2,312
• Est. tax owed @ 24.0%: −$555
• After-tax cash flow: $2,951/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: Nevada R-V
• NCES district ID: 2921840
• Math proficiency: 33% ▼ -1.00%
• Reading proficiency: 44% ▼ -1.00%
• Median HH income: $38,804
• Composite: 32.14/100
• National rank: #5792
• State rank: #180 of 324 in MO

Livability — Nevada

• Score: 59/100
• State rank: #519
• US rank: #19644

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,930

Population outlook (Vernon County) Hauer SSP2

• Today (2025): 20,169 people
• By 2030: 19,639 · -2.6%
• By 2040: 18,551 · -8.0%
• By 2050: 17,549 · -13.0%
• By 2075: 15,314 · -24.1%
• By 2100: 13,132 · -34.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Black 1% Asian 1%
• Common ancestry: Italian 3% Portuguese 2% Romanian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Vernon

• 2024 margin: Solid R (+59.5) · D 19.8% · R 79.3%
• 2008→2024 swing: -37.5pp toward R · 2008: -22.0pp · 2024: -59.5pp
• All cycles: 2024: R+59.5 2020: R+57.2 2016: R+56.2 2012: R+37.3 2008: R+22.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.21%
• Current HPI: 150.7283
• 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

+415.5% since first listed

9 events — show timeline

• 2026-05-31 Listed $79,900 FSBO.com
• 2025-10-31 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-09-29 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-08-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-07-12 Listed $94,500 Heartland MLS as Distributed by MLS Grid
• 2008-07-02 Sold (Public Records) $15,500 Public Records
• 2002-10-07 Sold (Public Records) — Public Records
• 1999-07-09 Sold (Public Records) — Public Records
• 1989-12-01 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $212 · +13.9% YoY. Source: county tax records.