2057 Cravens · Poplar Bluff, MO 63901

$45,750

2 bd · 1.0 ba · 672 sqft · Manufactured · 184 Days on market

Built 1970 Poor condition 1.41 ac lot ↓ 8% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1.41-acre +/- lot with an older trailer in place. Property has additional utility hookups available and ready to be connected. Currently rented for $450 per month. Suitable for someone looking for a basic rental or future setup. Property is being sold as-is.

Key facts

• 1.41-acre lot
• Utility hookups
• 1.41 acre lot

Tags

• 1.41-ACRE LOT
• UTILITY HOOKUPS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $46k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($889 rent vs $46k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.4% vs local median 4.4% in Poplar Bluff — 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 70/100 on livability (#143 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Poplar Bluff R-I (town): math 38% / reading 47% proficiency, ranked #127 of 324 in MO (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 277 active listings in the ZIP; 63 units permitted in Butler County in 2024 (48 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $316 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Butler County population projected to shrink 6% 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 $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Recommended offer $40,260 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% 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. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.94% ✓
• Cap rate: 16.42%
• Cash-on-cash: 36.18%
• DSCR: 2.61
• GRM: 4.3

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: 31.9%
• Equity multiple: 2.34×
• Total profit: $17,196
• Equity at exit: $6,821

10-year hold

• IRR: 39.0%
• Equity multiple: 4.65×
• Total profit: $46,700
• Equity at exit: $3,956

Cash invested: $12,810 (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 63901

• Home prices YoY: -22.4%
• Active inventory: 277
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $889 medium
• Mortgage (P&I): −$240
• Tax est. 1.5%: −$57 /mo · $686/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $386

Break-even live

Break-even rent $400

Max offer price $45,750

Occupancy floor 52%

Sensitivity live

Price	-10% $418	-5% $402	+0% $386	+5% $370	+10% $355
Rent	-10% $316	-5% $351	+0% $386	+5% $421	+10% $456
Rate	-1.0pp $409	-0.5pp $398	base $386	+0.5pp $374	+1.0pp $362

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: $11,438
• Closing costs: $1,372
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $45,750 Active 184 DOM
2. 2026-06-18
   days on market $45,750 Active 182 DOM
3. 2026-06-17
   days on market $45,750 Active 181 DOM
4. 2026-06-16
   days on market $45,750 Active 180 DOM
5. 2026-06-15
   days on market $45,750 Active 179 DOM
6. 2026-06-13
   days on market $45,750 Active 177 DOM
7. 2026-06-12
   days on market $45,750 Active 176 DOM
8. 2026-06-09
   days on market $45,750 Active 173 DOM
9. 2026-06-08
   days on market $45,750 Active 172 DOM
10. 2026-06-07
    days on market $45,750 Active 171 DOM
11. 2026-06-04
    days on market $45,750 Active 167 DOM
12. 2026-06-02
    days on market $45,750 Active 166 DOM
13. 2026-06-01
    days on market $45,750 Active 165 DOM
14. 2026-05-31
    days on market $45,750 Active 164 DOM
15. 2026-04-02
    price $45,750 258-char remark

    Show marketing remark (258 chars)

    1.41-acre +/- lot with an older trailer in place. Property has additional utility hookups available and ready to be connected. Currently rented for $450 per month. Suitable for someone looking for a basic rental or future setup. Property is being sold as-is.

16. 2025-12-18
    listed $50,000 Active 258-char remark

    Show marketing remark (258 chars)

    1.41-acre +/- lot with an older trailer in place. Property has additional utility hookups available and ready to be connected. Currently rented for $450 per month. Suitable for someone looking for a basic rental or future setup. Property is being sold as-is.

ⓘ 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: $10,669
• − Mortgage interest: −$2,563
• − Property taxes: −$686
• − Insurance: −$229
• − Repairs & maintenance: −$853
• − Management: −$853
• − Depreciation: −$1,331
• Taxable income: $4,153
• Est. tax owed @ 24.0%: −$997
• After-tax cash flow: $3,637/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

Poor 20/100 Extensive rehab

The property is a manufactured home on a 1.41-acre lot with overgrown vegetation and no visible maintenance or landscaping. Extensive repairs and maintenance are needed to improve its condition and increase its value.

Repairs flagged

• Major Vegetation removal — The property has overgrown vegetation that needs to be removed for safety and aesthetics.
• Major Landscaping — The property lacks landscaping and curb appeal, which can be improved with proper landscaping.
• Major Exterior maintenance — The property appears to be in poor condition and may require exterior maintenance to improve its appearance.
• Major Interior maintenance — The property appears to be in poor condition and may require interior maintenance to improve its appearance.
• Major HVAC/mechanicals — The property appears to be in poor condition and may require HVAC/mechanical repairs to ensure proper functioning.
• Major Roof — The property appears to be in poor condition and may require roof repairs to ensure its structural integrity.
• Major Flooring — The property appears to be in poor condition and may require flooring repairs to ensure its structural integrity.
• Major Interior walls/paint — The property appears to be in poor condition and may require interior wall and paint repairs to ensure its structural integrity and appearance.
• Major Systems — The property appears to be in poor condition and may require system repairs to ensure proper functioning and safety.

Value-add opportunities

• Both Landscaping — Landscaping can improve the property's curb appeal and increase its value for both resale and rental.
• Both Exterior maintenance — Exterior maintenance can improve the property's appearance and increase its value for both resale and rental.
• Both Interior maintenance — Interior maintenance can improve the property's appearance and increase its value for both resale and rental.
• Both HVAC/mechanicals — HVAC/mechanicals repairs can ensure proper functioning and increase the property's value for both resale and rental.
• Both Roof — Roof repairs can ensure structural integrity and increase the property's value for both resale and rental.
• Both Flooring — Flooring repairs can ensure structural integrity and increase the property's value for both resale and rental.
• Both Interior walls/paint — Interior wall and paint repairs can improve the property's appearance and increase its value for both resale and rental.
• Both Systems — System repairs can ensure proper functioning and increase the property's value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Vegetation removal · The property has overgrown vegetation that needs to be removed for safety and aesthetics.	Major	$15,000–50,000
Landscaping · The property lacks landscaping and curb appeal, which can be improved with proper landscaping.	Major	$15,000–50,000
Exterior maintenance · The property appears to be in poor condition and may require exterior maintenance to improve its appearance.	Major	$15,000–50,000
Interior maintenance · The property appears to be in poor condition and may require interior maintenance to improve its appearance.	Major	$15,000–50,000
HVAC/mechanicals · The property appears to be in poor condition and may require HVAC/mechanical repairs to ensure proper functioning.	Major	$15,000–50,000
Roof · The property appears to be in poor condition and may require roof repairs to ensure its structural integrity.	Major	$15,000–50,000
Flooring · The property appears to be in poor condition and may require flooring repairs to ensure its structural integrity.	Major	$15,000–50,000
Interior walls/paint · The property appears to be in poor condition and may require interior wall and paint repairs to ensure its structural integrity and appearance.	Major	$15,000–50,000
Systems · The property appears to be in poor condition and may require system repairs to ensure proper functioning and safety.	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Both Landscaping — Landscaping can improve the property's curb appeal and increase its value for both resale and rental. ↑
• Both Exterior maintenance — Exterior maintenance can improve the property's appearance and increase its value for both resale and rental. ↑
• Both Interior maintenance — Interior maintenance can improve the property's appearance and increase its value for both resale and rental. ↑
• Both HVAC/mechanicals — HVAC/mechanicals repairs can ensure proper functioning and increase the property's value for both resale and rental. ↑
• Both Roof — Roof repairs can ensure structural integrity and increase the property's value for both resale and rental. ↑
• Both Flooring — Flooring repairs can ensure structural integrity and increase the property's value for both resale and rental. ↑
• Both Interior walls/paint — Interior wall and paint repairs can improve the property's appearance and increase its value for both resale and rental. ↑
• Both Systems — System repairs can ensure proper functioning and increase the property's value for both resale and rental. ↑

ⓘ 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: Poplar Bluff R-I
• NCES district ID: 2925450
• Math proficiency: 38% ▼ -4.00%
• Reading proficiency: 47% ▼ -3.00%
• Median HH income: $35,761
• Composite: 35.17/100
• National rank: #5001
• State rank: #127 of 324 in MO

Livability — Poplar Bluff

• Score: 70/100
• State rank: #143
• US rank: #8135

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poplar Bluff, MO
• City population: 34,920
• Population (ZIP): 34,920

Population outlook (Butler County) Hauer SSP2

• Today (2025): 42,648 people
• By 2030: 42,329 · -0.7%
• By 2040: 41,498 · -2.7%
• By 2050: 40,308 · -5.5%
• By 2075: 36,168 · -15.2%
• By 2100: 28,893 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 6% Black 5% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Lithuanian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Butler

• 2024 margin: Solid R (+63.8) · D 17.7% · R 81.5%
• 2008→2024 swing: -26.4pp toward R · 2008: -37.4pp · 2024: -63.8pp
• All cycles: 2024: R+63.8 2020: R+62.3 2016: R+61.6 2012: R+46.7 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.64%
• Current HPI: 175.3008
• 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

-8.5% since first listed

2 events — show timeline

• 2026-04-02 Price Changed $45,750 MARIS as Distributed by MLS Grid
• 2025-12-18 Listed $50,000 MARIS as Distributed by MLS Grid