304 S Frisco St · Crocker, MO 65452

$149,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 91 Days on market

Manufactured home Built 1996 0.43 ac lot ↓ 6% since listing

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Why this score? — see what drove the D- 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 +10.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• 1% rule +1.7/10.0

Listing remarks MLS

Welcome to this beautifully updated 3-bedroom, 2-bathroom mobile home that blends modern comfort with everyday convenience. Step inside to an open, inviting layout featuring durable vinyl plank flooring throughout the main living areas and plush carpeting in all bedrooms for added warmth and comfort. The kitchen shines with brand-new stainless steel appliances, cabinets and counter tops offering a fresh and functional space perfect for cooking and entertaining. Both full bathrooms are well-appointed, providing plenty of room for busy mornings or relaxing evenings. Outside, you’ll find a large, flat lot—a rare find that offers endless possibilities. Whether you envision a garden, play area, outdoor entertaining space, or future expansion, this yard can handle it all. Move-in ready and thoughtfully updated, this home is an excellent opportunity for anyone seeking comfort, style, and room to grow.

Key facts

• Large flat lot
• 0.43 acre lot
• Built 1996

Tags

• DURABLE VINYL PLANK FLOORING
• LARGE FLAT LOT
• OUTDOOR ENTERTAINING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (33.2% below list).
• Recommended offer: $100k (33.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#406 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: employment D, amenities F, commute F.
• Crocker R-II (rural): math 17% / reading 34% proficiency, ranked #286 of 324 in MO (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Crocker Elem. (math 22% / reading 27%, grade F, #879 of 1,115 statewide, top 81%, 265 students, 89% FRL); Crocker High (math 12% / reading 42%, grade F, #420 of 521 statewide, top 82%, 299 students, 40% FRL) — zoned schools average 64% FRL vs 41% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 38 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 62 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $956 of equity ($1k loan paydown + $-80 appreciation (-0.1% local appreciation)).

Negotiation context

• It's been on market 91 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,100 (33.2% 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. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.67% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.51%
• DSCR: 0.89
• GRM: 12.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.75×
• Total profit: $-10,427
• Equity at exit: $43,127

10-year hold

• IRR: 0.6%
• Equity multiple: 1.06×
• Total profit: $2,640
• Equity at exit: $51,524

Cash invested: $41,972 (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 65452

• Home prices YoY: -0.0%
• Active inventory: 38
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,001 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$30 /mo · $359/yr
• Insurance: −$62
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $-88

Break-even live

Break-even rent $1,112

Max offer price $134,410

Occupancy floor —

Sensitivity live

Price	-10% $-3	-5% $-45	+0% $-88	+5% $-130	+10% $-173
Rent	-10% $-167	-5% $-127	+0% $-88	+5% $-48	+10% $-9
Rate	-1.0pp $-12	-0.5pp $-50	base $-88	+0.5pp $-127	+1.0pp $-166

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Brewer Rd Crocker, MO	2.0	2.5	1114	$1,300	$1.17	46d	1	0.60mi

Listing history 27 events

1. 2026-06-22
   days on market $149,900 Active 91 DOM
2. 2026-06-19
   days on market $149,900 Active 88 DOM
3. 2026-06-18
   days on market $149,900 Active 87 DOM
4. 2026-06-17
   days on market $149,900 Active 86 DOM
5. 2026-06-16
   days on market $149,900 Active 85 DOM
6. 2026-06-15
   days on market $149,900 Active 84 DOM
7. 2026-06-14
   days on market $149,900 Active 82 DOM
8. 2026-06-12
   days on market $149,900 Active 81 DOM
9. 2026-06-09
   pricedays on market $149,900 Active 78 DOM
10. 2026-06-08
    days on market $154,000 Active 77 DOM
11. 2026-06-07
    days on market $154,000 Active 76 DOM
12. 2026-06-07
    days on market $154,000 Active 75 DOM
13. 2026-06-02
    days on market $154,000 Active 71 DOM
14. 2026-06-01
    days on market $154,000 Active 70 DOM
15. 2026-05-31
    days on market $154,000 Active 69 DOM
16. 2026-05-30
    days on market $154,000 Active 68 DOM
17. 2026-05-11
    price $154,500 922-char remark

    Show marketing remark (922 chars)

    Welcome to this beautifully updated 3-bedroom, 2-bathroom mobile home that blends modern comfort with everyday convenience. Step inside to an open, inviting layout featuring durable vinyl plank flooring throughout the main living areas and plush carpeting in all bedrooms for added warmth and comfort. The kitchen shines with brand-new stainless steel appliances, cabinets and counter tops offering a fresh and functional space perfect for cooking and entertaining. Both full bathrooms are well-appointed, providing plenty of room for busy mornings or relaxing evenings. Outside, you’ll find a large, flat lot—a rare find that offers endless possibilities. Whether you envision a garden, play area, outdoor entertaining space, or future expansion, this yard can handle it all. Move-in ready and thoughtfully updated, this home is an excellent opportunity for anyone seeking comfort, style, and room to grow.

18. 2026-05-06
    price $158,400 922-char remark

    Show marketing remark (922 chars)

    Welcome to this beautifully updated 3-bedroom, 2-bathroom mobile home that blends modern comfort with everyday convenience. Step inside to an open, inviting layout featuring durable vinyl plank flooring throughout the main living areas and plush carpeting in all bedrooms for added warmth and comfort. The kitchen shines with brand-new stainless steel appliances, cabinets and counter tops offering a fresh and functional space perfect for cooking and entertaining. Both full bathrooms are well-appointed, providing plenty of room for busy mornings or relaxing evenings. Outside, you’ll find a large, flat lot—a rare find that offers endless possibilities. Whether you envision a garden, play area, outdoor entertaining space, or future expansion, this yard can handle it all. Move-in ready and thoughtfully updated, this home is an excellent opportunity for anyone seeking comfort, style, and room to grow.

19. 2026-04-21
    price $158,900 922-char remark

    Show marketing remark (922 chars)

    Welcome to this beautifully updated 3-bedroom, 2-bathroom mobile home that blends modern comfort with everyday convenience. Step inside to an open, inviting layout featuring durable vinyl plank flooring throughout the main living areas and plush carpeting in all bedrooms for added warmth and comfort. The kitchen shines with brand-new stainless steel appliances, cabinets and counter tops offering a fresh and functional space perfect for cooking and entertaining. Both full bathrooms are well-appointed, providing plenty of room for busy mornings or relaxing evenings. Outside, you’ll find a large, flat lot—a rare find that offers endless possibilities. Whether you envision a garden, play area, outdoor entertaining space, or future expansion, this yard can handle it all. Move-in ready and thoughtfully updated, this home is an excellent opportunity for anyone seeking comfort, style, and room to grow.

20. 2026-04-06
    status Active 922-char remark

    Show marketing remark (922 chars)

    Welcome to this beautifully updated 3-bedroom, 2-bathroom mobile home that blends modern comfort with everyday convenience. Step inside to an open, inviting layout featuring durable vinyl plank flooring throughout the main living areas and plush carpeting in all bedrooms for added warmth and comfort. The kitchen shines with brand-new stainless steel appliances, cabinets and counter tops offering a fresh and functional space perfect for cooking and entertaining. Both full bathrooms are well-appointed, providing plenty of room for busy mornings or relaxing evenings. Outside, you’ll find a large, flat lot—a rare find that offers endless possibilities. Whether you envision a garden, play area, outdoor entertaining space, or future expansion, this yard can handle it all. Move-in ready and thoughtfully updated, this home is an excellent opportunity for anyone seeking comfort, style, and room to grow.

21. 2026-03-26
    status Pending 922-char remark

    Show marketing remark (922 chars)

    Welcome to this beautifully updated 3-bedroom, 2-bathroom mobile home that blends modern comfort with everyday convenience. Step inside to an open, inviting layout featuring durable vinyl plank flooring throughout the main living areas and plush carpeting in all bedrooms for added warmth and comfort. The kitchen shines with brand-new stainless steel appliances, cabinets and counter tops offering a fresh and functional space perfect for cooking and entertaining. Both full bathrooms are well-appointed, providing plenty of room for busy mornings or relaxing evenings. Outside, you’ll find a large, flat lot—a rare find that offers endless possibilities. Whether you envision a garden, play area, outdoor entertaining space, or future expansion, this yard can handle it all. Move-in ready and thoughtfully updated, this home is an excellent opportunity for anyone seeking comfort, style, and room to grow.

22. 2026-03-12
    listed $163,900 Active 922-char remark

    Show marketing remark (922 chars)

    Welcome to this beautifully updated 3-bedroom, 2-bathroom mobile home that blends modern comfort with everyday convenience. Step inside to an open, inviting layout featuring durable vinyl plank flooring throughout the main living areas and plush carpeting in all bedrooms for added warmth and comfort. The kitchen shines with brand-new stainless steel appliances, cabinets and counter tops offering a fresh and functional space perfect for cooking and entertaining. Both full bathrooms are well-appointed, providing plenty of room for busy mornings or relaxing evenings. Outside, you’ll find a large, flat lot—a rare find that offers endless possibilities. Whether you envision a garden, play area, outdoor entertaining space, or future expansion, this yard can handle it all. Move-in ready and thoughtfully updated, this home is an excellent opportunity for anyone seeking comfort, style, and room to grow.

23. 2026-03-12
    historical $163,900 922-char remark

    Show marketing remark (922 chars)

    Welcome to this beautifully updated 3-bedroom, 2-bathroom mobile home that blends modern comfort with everyday convenience. Step inside to an open, inviting layout featuring durable vinyl plank flooring throughout the main living areas and plush carpeting in all bedrooms for added warmth and comfort. The kitchen shines with brand-new stainless steel appliances, cabinets and counter tops offering a fresh and functional space perfect for cooking and entertaining. Both full bathrooms are well-appointed, providing plenty of room for busy mornings or relaxing evenings. Outside, you’ll find a large, flat lot—a rare find that offers endless possibilities. Whether you envision a garden, play area, outdoor entertaining space, or future expansion, this yard can handle it all. Move-in ready and thoughtfully updated, this home is an excellent opportunity for anyone seeking comfort, style, and room to grow.

24. 2025-07-21
    soldstatus
25. 2023-10-30
    soldstatus
26. 2010-10-26
    soldstatus
27. 2004-03-01
    soldstatus

ⓘ 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: $359 · $30/mo
• Projected year-2 tax: $1,454 · $121/mo
• Expected delta: +$1,095/yr (+$91/mo · 304.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 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: $12,012
• − Mortgage interest: −$8,397
• − Property taxes: −$359
• − Insurance: −$750
• − Repairs & maintenance: −$961
• − Management: −$961
• − Depreciation: −$4,361
• Taxable loss: −$3,776
• Est. tax savings @ 24.0%: +$906
• After-tax cash flow: $-146/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: Crocker R-II
• NCES district ID: 2910350
• Math proficiency: 17% ▼ -6.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $37,897
• Composite: 21.25/100
• National rank: #8399
• State rank: #286 of 324 in MO

Livability — Crocker

• Score: 62/100
• State rank: #406
• US rank: #17255

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crocker, MO
• Population (ZIP): 2,544

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 54,214 people
• By 2030: 54,723 · +0.9%
• By 2040: 54,885 · +1.2%
• By 2050: 55,467 · +2.3%
• By 2075: 58,576 · +8.0%
• By 2100: 61,179 · +12.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Romanian 2% Portuguese 2%
• Foreign-born: 0%

Political lean MEDSL · Pulaski

• 2024 margin: Solid R (+50.3) · D 24.2% · R 74.5% · Other 1.3%
• 2008→2024 swing: -21.6pp toward R · 2008: -28.7pp · 2024: -50.3pp
• All cycles: 2024: R+50.3 2020: R+45.7 2016: R+51.7 2012: R+36.1 2008: R+28.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.05%
• Current HPI: 202.1396
• 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

-5.7% since first listed

11 events — show timeline

• 2026-05-11 Price Changed $154,500 MARIS as Distributed by MLS Grid
• 2026-05-06 Price Changed $158,400 MARIS as Distributed by MLS Grid
• 2026-04-21 Price Changed $158,900 MARIS as Distributed by MLS Grid
• 2026-04-06 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-26 Pending — MARIS as Distributed by MLS Grid
• 2026-03-12 Listed $163,900 MARIS as Distributed by MLS Grid
• 2026-03-12 Coming Soon $163,900 MARIS as Distributed by MLS Grid
• 2025-07-21 Sold (Public Records) — Public Records
• 2023-10-30 Sold (Public Records) — Public Records
• 2010-10-26 Sold (Public Records) — Public Records
• 2004-03-01 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $359 · +11.6% YoY. Source: county tax records.