6941 Highway H · Gerald, MO 63037

$79,900

3 bd · 1.0 ba · 1,056 sqft · Manufactured public records · 2 Days on market

Built 1969 2.40 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this 3-bedroom, 2 full bath manufactured home situated on 2.49 acres of peaceful countryside. Offering plenty of space both inside and out, this property provides a great setting for those looking to enjoy rural living with room to roam, garden, or simply relax and take in the surroundings. The home features a functional floor plan with a spacious living area, adequate sized bedrooms, and ample outdoor space for recreation, pets, or future improvements. A detached workshop/garage provides the perfect space for hobbies, projects, equipment storage, or parking, while the additional utility shed offers even more storage for tools and outdoor essentials. Whether you&rsqu

Key facts

• Rural living
• Utility shed
• Detached workshop

Tags

• 2.49 ACRES
• DETACHED WORKSHOP
• UTILITY SHED
• RURAL LIVING

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Off-street parking; Attached garage with 1 garage space; Other on-site garage(s)
• Utilities: Well water; Septic tank; Electricity connected (single phase); Sewer connected; Water connected
• Home design: Attached mobile home; One level
• Construction: Vinyl siding; Metal roof; No basement
• Exterior features: Front yard; Few trees; Level lot; 2.4-acre lot

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating (propane); Central air conditioning; Ceiling fans
• Interior features: Living room; Dining room; Room count: 8

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

Location & tenants

• Location reads 62/100 on livability (#384 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment D-.
• Gasconade County R-II (rural): math 42% / reading 44% proficiency, ranked #114 of 324 in MO (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gerald Elem. (math 47% / reading 52%, grade D, #284 of 1,115 statewide, top 30%, 295 students, 52% FRL); Owensville High (math 32% / reading 47%, grade F, #247 of 521 statewide, top 55%, 541 students, 45% FRL).
• Market conditions: 18 active listings in the ZIP; 614 units permitted in Franklin County in 2024 (100 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.
• Franklin County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $79,900

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. 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: 1.28% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.36%
• DSCR: 1.77
• GRM: 6.5

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: 8.7%
• Equity multiple: 1.34×
• Total profit: $7,635
• Equity at exit: $11,913

10-year hold

• IRR: 17.9%
• Equity multiple: 2.48×
• Total profit: $33,078
• 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 63037

• Home prices YoY: -19.7%
• Active inventory: 18
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,023 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$32 /mo · $383/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $324

Break-even live

Break-even rent $613

Max offer price $79,900

Occupancy floor 63%

Sensitivity live

Price	-10% $369	-5% $346	+0% $324	+5% $301	+10% $278
Rent	-10% $243	-5% $283	+0% $324	+5% $364	+10% $404
Rate	-1.0pp $364	-0.5pp $344	base $324	+0.5pp $303	+1.0pp $282

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 2 events

1. 2026-06-12
   remarks 699-char remark
2. 2026-06-12
   listed $79,900 Pending 2 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: $383 · $32/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$392/yr (+$33/mo · 102.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,270
• − Mortgage interest: −$4,476
• − Property taxes: −$383
• − Insurance: −$400
• − Repairs & maintenance: −$982
• − Management: −$982
• − Depreciation: −$2,324
• Taxable income: $2,724
• Est. tax owed @ 24.0%: −$654
• After-tax cash flow: $3,229/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: Gasconade County R-II
• NCES district ID: 2923340
• Math proficiency: 42% ▬ 0.00%
• Reading proficiency: 44% ▬ 0.00%
• Median HH income: $44,548
• Composite: 36.46/100
• National rank: #4663
• State rank: #114 of 324 in MO

Livability — Gerald

• Score: 62/100
• State rank: #384
• US rank: #16818

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,826

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 103,600 people
• By 2030: 103,298 · -0.3%
• By 2040: 100,607 · -2.9%
• By 2050: 94,280 · -9.0%
• By 2075: 77,103 · -25.6%
• By 2100: 54,405 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 12% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 4% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · South Korea
• Languages at home: 98% English-only · Korean 2%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+45.9) · D 26.5% · R 72.4% · Other 1.1%
• 2008→2024 swing: -33.5pp toward R · 2008: -12.4pp · 2024: -45.9pp
• All cycles: 2024: R+45.9 2020: R+43.8 2016: R+46.1 2012: R+27.9 2008: R+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.59%
• Current HPI: 182.2018
• 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

3 events — show timeline

• 2026-06-11 Pending — MARIS as Distributed by MLS Grid
• 2026-06-09 Listed $79,900 MARIS as Distributed by MLS Grid
• 1990-03-20 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $383 · +2.5% YoY. Source: county tax records.