641 Carolee Ct · Villa Ridge, MO 63089

$107,500

3 bd · 1.0 ba · 1,152 sqft · Manufactured public records · 5 Days on market

Built 1982 0.27 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three Bedroom, 2 Bath double-wide manufactured home with metal roof, attached two-car oversized garage, and fenced yard on corner lot. While exterior is in great shape, the interior needs remodeling except for bathrooms which have updated plumbing fixtures. Concrete driveway with two-car oversize garage with remote electric opener. With some time and investment in the interior, this be an excellent home or investment property. Priced for quick sell. 1/4 mile from Uhleymeyer Bourbeuse Rive Access. Owner will do no work.

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 1982

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $108k.

Deal economics

• At list price, monthly cash flow is $684 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).

Location & tenants

• Location reads 58/100 on livability (#619 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-, crime B+; Watch: employment C-, amenities F, commute F.
• Meramec Valley R-III (town): math 36% / reading 42% proficiency, ranked #148 of 324 in MO (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Robertsville Elem. (math 34% / reading 34%, grade F, #676 of 1,115 statewide, top 66%, 155 students, 48% FRL); Pacific High (math 15% / reading 43%, grade F, #407 of 521 statewide, top 78%, 951 students, 30% FRL).
• Market conditions: 33 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 $743 of loan paydown is wiped out by about $3k 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 $30k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y ago 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 $58k; list at $108k implies a 85% gain — meaningful room to come down on a strong offer.

Recommended offer $107,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.59% ✓
• Cap rate: 13.92%
• Cash-on-cash: 27.26%
• DSCR: 2.21
• GRM: 5.2

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: 21.2%
• Equity multiple: 1.87×
• Total profit: $26,106
• Equity at exit: $16,029

10-year hold

• IRR: 29.3%
• Equity multiple: 3.62×
• Total profit: $78,725
• Equity at exit: $9,295

Cash invested: $30,100 (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 63089

• Active inventory: 33
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,712 medium
• Mortgage (P&I): −$564
• Tax from tax record: −$60 /mo · $724/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $684

Break-even live

Break-even rent $847

Max offer price $107,500

Occupancy floor 55%

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: $26,875
• Closing costs: $3,225
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-04-14
   status Pending
2. 2026-04-08
   listed $107,500 Active
3. 2026-04-03
   historical $107,500
4. 2012-04-04
   soldstatus
5. 2012-04-02
   soldstatus 528-char remark

   Show marketing remark (528 chars)

   Three Bedroom, 2 Bath double-wide manufactured home with metal roof, attached two-car oversized garage, and fenced yard on corner lot. While exterior is in great shape, the interior needs remodeling except for bathrooms which have updated plumbing fixtures. Concrete driveway with two-car oversize garage with remote electric opener. With some time and investment in the interior, this be an excellent home or investment property. Priced for quick sell. 1/4 mile from Uhleymeyer Bourbeuse Rive Access. Owner will do no work.

6. 2011-12-10
   listed $20,000 528-char remark

   Show marketing remark (528 chars)

   Three Bedroom, 2 Bath double-wide manufactured home with metal roof, attached two-car oversized garage, and fenced yard on corner lot. While exterior is in great shape, the interior needs remodeling except for bathrooms which have updated plumbing fixtures. Concrete driveway with two-car oversize garage with remote electric opener. With some time and investment in the interior, this be an excellent home or investment property. Priced for quick sell. 1/4 mile from Uhleymeyer Bourbeuse Rive Access. Owner will do no work.

7. 2007-07-24
   soldstatus $58,000
8. 1994-09-30
   soldstatus $43,098
9. 1986-02-28
   soldstatus $37,500
10. 1985-12-27
    soldstatus
11. 1982-09-24
    soldstatus $38,000

ⓘ 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: $724 · $60/mo
• Projected year-2 tax: $1,043 · $87/mo
• Expected delta: +$319/yr (+$27/mo · 44.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 20 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: $20,545
• − Mortgage interest: −$6,022
• − Property taxes: −$724
• − Insurance: −$538
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − Depreciation: −$3,127
• Taxable income: $6,848
• Est. tax owed @ 24.0%: −$1,643
• After-tax cash flow: $6,561/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: Meramec Valley R-III
• NCES district ID: 2923460
• Math proficiency: 36% ▼ -6.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $49,982
• Composite: 33.65/100
• National rank: #5395
• State rank: #148 of 324 in MO

Livability — Villa Ridge

• Score: 58/100
• State rank: #619
• US rank: #21413

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 5,930
• Population (ZIP): 5,930

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 (88%)
• Race & ethnicity: White 88% Two or more races 7% Hispanic / Latino 6% Black 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 5% Iranian 2% Romanian 2%
• Foreign-born: 1% · South Korea
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -100.35%
• Current HPI: 154.3356
• 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

+182.9% since first listed

11 events — show timeline

• 2026-04-14 Pending — MARIS as Distributed by MLS Grid
• 2026-04-08 Listed $107,500 MARIS as Distributed by MLS Grid
• 2026-04-03 Coming Soon $107,500 MARIS as Distributed by MLS Grid
• 2012-04-04 Sold (Public Records) — Public Records
• 2012-04-02 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2011-12-10 Listed $20,000 MARIS as Distributed by MLS Grid
• 2007-07-24 Sold (Public Records) $58,000 Public Records
• 1994-09-30 Sold (Public Records) $43,098 Public Records
• 1986-02-28 Sold (Public Records) $37,500 Public Records
• 1985-12-27 Sold (Public Records) — Public Records
• 1982-09-24 Sold (Public Records) $38,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $724 · +14.9% YoY. Source: county tax records.