13132 N State Highway 21 · Potosi, MO 63630

$64,900

3 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 41 Days on market

Built 2000 3.42 ac lot ↓ 19% 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
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

3 Bedroom 2 Bath Mobile Home on 2 Acres with an Additional 1.42 acre Lot in Back. Home has a Large Fenced Yard, A Shed for you Lawn Equipment and a Small Outbuilding with Electric could be used for a Workshop or Extra Storage Area. There is a Large Covered Front Porch and Nice Size Back Deck. The Home is in need of repairs and being Sold As Is.

Key facts

• Covered front porch
• Shed
• Fenced yard

Tags

• FENCED YARD
• SHED
• OUTBUILDING WITH ELECTRIC
• COVERED FRONT PORCH
• BACK DECK

Property features AI

Finance

• Other: Lot size approximately 3.42 acres
• Financial info: Seller may consider concessions

Exterior

• Utilities: Well water; Electricity connected (electric: other); Water connected; Sewer: unknown
• Home design: Residential mobile home; One level
• Construction: Construction details: see remarks; Built area reported as 1,280 (above grade)
• Exterior features: Covered porch; Deck; Outbuilding and shed(s); Gently rolling lot with some trees; State road frontage

Interior

• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 2.7% in Potosi — 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 65/100 on livability (#287 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety B+; Watch: crime F, amenities D-, commute F.
• Kingston K-14 (rural): math 38% / reading 56% proficiency, ranked #88 of 324 in MO (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Kingston Elem. (math 57% / reading 67%, grade B, #98 of 1,115 statewide, top 10%, 183 students, 98% FRL); Kingston High (math 17% / reading 62%, grade F, #247 of 521 statewide, top 55%, 254 students, 99% FRL) — zoned schools average 99% FRL vs 63% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 17 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($449 loan paydown + $3k appreciation (5.3% local appreciation)).
• Washington County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, 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 41 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.61% ✓
• Cap rate: 14.17%
• Cash-on-cash: 28.14%
• DSCR: 2.25
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.1%
• Equity multiple: 3.39×
• Total profit: $43,348
• Equity at exit: $38,119

10-year hold

• IRR: 35.9%
• Equity multiple: 6.89×
• Total profit: $106,991
• Equity at exit: $66,925

Cash invested: $18,172 (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 63630

• Home prices YoY: 3.0%
• Active inventory: 17
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,044 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$31 /mo · $372/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $426

Break-even live

Break-even rent $504

Max offer price $64,900

Occupancy floor 54%

Sensitivity live

Price	-10% $463	-5% $445	+0% $426	+5% $408	+10% $389
Rent	-10% $344	-5% $385	+0% $426	+5% $467	+10% $509
Rate	-1.0pp $459	-0.5pp $443	base $426	+0.5pp $409	+1.0pp $392

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-07
   statusdays on market $64,900 Pending 41 DOM
2. 2026-06-05
   days on market $64,900 Active 40 DOM
3. 2026-06-04
   days on market $64,900 Active 38 DOM
4. 2026-06-02
   days on market $64,900 Active 37 DOM
5. 2026-06-01
   days on market $64,900 Active 36 DOM
6. 2026-05-31
   days on market $64,900 Active 35 DOM
7. 2026-05-09
   price $64,900 346-char remark
8. 2026-04-26
   listed $79,900 Active 346-char remark

ⓘ 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: $372 · $31/mo
• Projected year-2 tax: $630 · $52/mo
• Expected delta: +$257/yr (+$21/mo · 69.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,525
• − Mortgage interest: −$3,635
• − Property taxes: −$372
• − Insurance: −$324
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$1,888
• Taxable income: $4,301
• Est. tax owed @ 24.0%: −$1,032
• After-tax cash flow: $4,082/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: Kingston K-14
• NCES district ID: 2931140
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $35,047
• Composite: 38.8/100
• National rank: #4119
• State rank: #88 of 324 in MO

Livability — Potosi

• Score: 65/100
• State rank: #287
• US rank: #13297

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,765

Population outlook (Washington County) Hauer SSP2

• Today (2025): 23,761 people
• By 2030: 22,923 · -3.5%
• By 2040: 20,992 · -11.7%
• By 2050: 18,849 · -20.7%
• By 2075: 13,749 · -42.1%
• By 2100: 9,016 · -62.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 6% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+65.2) · D 17.1% · R 82.3%
• 2008→2024 swing: -65.3pp toward R · 2008: 0.1pp · 2024: -65.2pp
• All cycles: 2024: R+65.2 2020: R+62.6 2016: R+55.2 2012: R+18.6 2008: D+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.34%
• Current HPI: 185.8082
• 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

-18.8% since first listed

3 events — show timeline

• 2026-06-07 Pending — MARIS as Distributed by MLS Grid
• 2026-05-09 Price Changed $64,900 MARIS as Distributed by MLS Grid
• 2026-04-26 Listed $79,900 MARIS as Distributed by MLS Grid

Property tax history

+1.8%/yr

Latest (2025): $372 · +9.1% YoY. Source: county tax records.