22299 Lansing Dr · Marble Hill, MO 63764

$151,000

3 bd · 2.0 ba · 1,740 sqft · Manufactured · 23 Days on market

Manufactured home Built 2004 Fair condition 3.00 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.0/30.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• 1% rule +1.3/10.0
• DSCR +0.4/10.0

Listing remarks

Enjoy affordable country living with this 3-bedroom, 2-bath manufactured home situated on 3 +/- scenic acres with access to a beautiful shared pond. Conveniently located just off State Highway 51, this property offers excellent access while still providing the peace of rural living. The spacious setting provides plenty of room to relax or enjoy outdoor activities, all while taking in the tranquil surroundings. Whether you’re looking for a comfortable full-time residence or a peaceful retreat, this property offers the perfect blend of convenience, space, and value.

Key facts

• Shared pond
• Spacious setting
• 3 acre lot

Tags

• SHARED POND
• TRANQUIL SURROUNDINGS
• SPACIOUS SETTING

Property features AI

Exterior

• Parking: On-site parking; On-street parking
• Utilities: Shared well water; Shared septic; Single-phase electric
• Home design: Manufactured home; Single-story
• Construction: Vinyl siding; Architectural shingle roof; Block foundation; Manufactured house construction
• Exterior features: Pond on the lot; Paved roads with county road and highway frontage

Interior

• Bedrooms: Three bedrooms (all on the main level)
• Bathrooms: Two full bathrooms (on the main level)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Crawl space basement; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $151k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-288 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (27.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $96k (36.6% below list).
• Recommended offer: $96k (36.6% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 5.1% in Marble Hill — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 60/100 on livability (#508 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A-; Watch: amenities F, commute F, employment F.
• Woodland R-IV (rural): math 27% / reading 42% proficiency, ranked #239 of 324 in MO (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Woodland Elem. (math 32% / reading 32%, grade F, #761 of 1,115 statewide, top 72%, 347 students, 63% FRL); Woodland Middle (math 30% / reading 47%, grade F, #202 of 391 statewide, top 54%, 261 students, 56% FRL); Woodland High (math 12% / reading 37%, grade F, #445 of 521 statewide, top 87%, 248 students, 51% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 44 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Bollinger County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($149k) is reasonable based on typical stale-listing flexibility.

Recommended offer $95,686 (36.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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 F-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.63% ✗
• Cap rate: 4.01%
• Cash-on-cash: -8.16%
• DSCR: 0.64
• GRM: 13.2

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: -0.0%
• Equity multiple: 1.00×
• Total profit: $-113
• Equity at exit: $67,896

10-year hold

• IRR: 3.9%
• Equity multiple: 1.60×
• Total profit: $25,312
• Equity at exit: $104,636

Cash invested: $42,280 (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 63764

• Active inventory: 44
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $957 medium
• Mortgage (P&I): −$792
• Tax est. 1.5%: −$189 /mo · $2,265/yr
• Insurance: −$63
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $-288

Break-even live

Break-even rent $1,321

Max offer price $109,383

Occupancy floor —

Sensitivity live

Price	-10% $-183	-5% $-235	+0% $-288	+5% $-340	+10% $-392
Rent	-10% $-363	-5% $-325	+0% $-288	+5% $-250	+10% $-212
Rate	-1.0pp $-212	-0.5pp $-249	base $-288	+0.5pp $-327	+1.0pp $-367

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: $37,750
• Closing costs: $4,530
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $151,000 Active 23 DOM
2. 2026-06-21
   days on market $151,000 Active 22 DOM
3. 2026-06-21
   days on market $151,000 Active 21 DOM
4. 2026-06-18
   days on market $151,000 Active 19 DOM
5. 2026-06-17
   days on market $151,000 Active 18 DOM
6. 2026-06-16
   days on market $151,000 Active 17 DOM
7. 2026-06-15
   days on market $151,000 Active 16 DOM
8. 2026-06-13
   days on market $151,000 Active 14 DOM
9. 2026-06-12
   days on market $151,000 Active 13 DOM
10. 2026-06-09
    days on market $151,000 Active 10 DOM
11. 2026-06-08
    days on market $151,000 Active 9 DOM
12. 2026-06-07
    days on market $151,000 Active 8 DOM
13. 2026-06-07
    days on market $151,000 Active 7 DOM
14. 2026-06-04
    days on market $151,000 Active 4 DOM
15. 2026-06-02
    days on market $151,000 Active 3 DOM
16. 2026-06-01
    days on market $151,000 Active 2 DOM
17. 2026-05-31
    remarks 570-char remark
18. 2026-05-31
    listed $151,000 Active 1 DOM

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $11,482
• − Mortgage interest: −$8,458
• − Property taxes: −$2,265
• − Insurance: −$755
• − Repairs & maintenance: −$919
• − Management: −$919
• − Depreciation: −$4,393
• Taxable loss: −$6,226
• Est. tax savings @ 24.0%: +$1,494
• After-tax cash flow: $-1,957/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 · 13 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance, including painting, flooring, and exterior siding. Upgrading these areas will significantly improve its resale and rental value.

Repairs flagged

• Major Paint — Paint is chipping and faded in multiple areas.
• Major Flooring — Carpeted floors in living areas appear worn.
• Moderate Exterior Siding — Siding appears weathered.

Value-add opportunities

• Both Painting and repainting the exterior and interior — Fresh paint will improve curb appeal and interior aesthetics, attracting more buyers and renters.
• Both New flooring — Replacing worn carpet with hardwood or tile flooring will enhance the home's value and appeal.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint is chipping and faded in multiple areas.	Major	$15,000–50,000
Flooring · Carpeted floors in living areas appear worn.	Major	$15,000–50,000
Exterior Siding · Siding appears weathered.	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Both Painting and repainting the exterior and interior — Fresh paint will improve curb appeal and interior aesthetics, attracting more buyers and renters. ↑
• Both New flooring — Replacing worn carpet with hardwood or tile flooring will enhance the home's value and appeal. ↑

ⓘ 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: Woodland R-IV
• NCES district ID: 2919350
• Math proficiency: 27% ▼ -10.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $32,564
• Composite: 28.21/100
• National rank: #6804
• State rank: #239 of 324 in MO

Livability — Marble Hill

• Score: 60/100
• State rank: #508
• US rank: #19511

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,568

Population outlook (Bollinger County) Hauer SSP2

• Today (2025): 11,825 people
• By 2030: 11,546 · -2.4%
• By 2040: 10,935 · -7.5%
• By 2050: 10,222 · -13.6%
• By 2075: 8,396 · -29.0%
• By 2100: 6,530 · -44.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 3% Black 1%
• Common ancestry: Iranian 5% Lithuanian 3% Serbian 2%
• Foreign-born: 0%

Political lean MEDSL · Bollinger

• 2024 margin: Solid R (+74.8) · D 12.3% · R 87.1%
• 2008→2024 swing: -35.4pp toward R · 2008: -39.5pp · 2024: -74.8pp
• All cycles: 2024: R+74.8 2020: R+73.8 2016: R+72.7 2012: R+52.8 2008: R+39.5

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

1 event — show timeline

• 2026-05-30 Listed $151,000 MARIS as Distributed by MLS Grid