24522 Docs Retreat Rd · White Branch, MO 65355

$105,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 212 Days on market

Built 1998 4.60 ac lot ↓ 24% 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 +26.2/30.0
• DSCR +8.9/10.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Escape to the peace and tranquility of this charming 3-bedroom, 2-bathroom home with fresh new paint and vinyl flooring, perfectly situated on 4.60+/- acres near the lake! This home offers a covered front porch with an attached ramp, making for easy access, while the screened-in back porch is the perfect spot to enjoy the serene wooded backyard. The property also features a one-car detached garage with additional storage and a workshop, ideal for projects, tools, or extra space. For those who love outdoor activities, a boat ramp is just minutes away, providing easy access to fishing, boating, and lake adventures. Schedule a showing today and make this peaceful property your own!

Key facts

• Covered front porch
• Wooded backyard
• Workshop

Tags

• COVERED FRONT PORCH
• SCREENED IN BACK PORCH
• WOODED BACKYARD
• ONE CAR DETACHED GARAGE
• ADDITIONAL STORAGE
• WORKSHOP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.7% in White Branch — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Warsaw R-IX (rural): math 30% / reading 42% proficiency, ranked #222 of 324 in MO (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 274 active listings in the ZIP; 9 units permitted in Benton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($726 loan paydown + $6k appreciation (5.5% local appreciation)).
• Benton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.5% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, 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 212 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $31k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.20% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.90%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 2.49×
• Total profit: $43,949
• Equity at exit: $62,395

10-year hold

• IRR: 22.3%
• Equity multiple: 4.98×
• Total profit: $117,006
• Equity at exit: $110,158

Cash invested: $29,400 (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 65355

• Home prices YoY: 2.4%
• Active inventory: 274
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,257 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $267

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 74%

Sensitivity live

Price	-10% $340	-5% $303	+0% $267	+5% $231	+10% $195
Rent	-10% $168	-5% $217	+0% $267	+5% $317	+10% $366
Rate	-1.0pp $320	-0.5pp $294	base $267	+0.5pp $240	+1.0pp $212

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   days on market $105,000 Active 212 DOM
3. 2026-06-18
   days on market $105,000 Active 210 DOM
4. 2026-06-17
   days on market $105,000 Active 209 DOM
5. 2026-06-16
   days on market $105,000 Active 208 DOM
6. 2026-06-15
   days on market $105,000 Active 207 DOM
7. 2026-06-13
   days on market $105,000 Active 205 DOM
8. 2026-06-12
   days on market $105,000 Active 204 DOM
9. 2026-06-09
   days on market $105,000 Active 201 DOM
10. 2026-06-08
    days on market $105,000 Active 200 DOM
11. 2026-06-07
    days on market $105,000 Active 199 DOM
12. 2026-06-07
    days on market $105,000 Active 198 DOM
13. 2026-06-04
    days on market $105,000 Active 195 DOM
14. 2026-06-02
    days on market $105,000 Active 194 DOM
15. 2026-06-01
    days on market $105,000 Active 193 DOM
16. 2026-05-31
    days on market $105,000 Active 192 DOM
17. 2026-05-31
    days on market $105,000 Active 191 DOM
18. 2026-04-22
    status Active 687-char remark

    Show marketing remark (687 chars)

    Escape to the peace and tranquility of this charming 3-bedroom, 2-bathroom home with fresh new paint and vinyl flooring, perfectly situated on 4.60+/- acres near the lake! This home offers a covered front porch with an attached ramp, making for easy access, while the screened-in back porch is the perfect spot to enjoy the serene wooded backyard. The property also features a one-car detached garage with additional storage and a workshop, ideal for projects, tools, or extra space. For those who love outdoor activities, a boat ramp is just minutes away, providing easy access to fishing, boating, and lake adventures. Schedule a showing today and make this peaceful property your own!

19. 2026-04-22
    price $105,000 687-char remark

    Show marketing remark (687 chars)

    Escape to the peace and tranquility of this charming 3-bedroom, 2-bathroom home with fresh new paint and vinyl flooring, perfectly situated on 4.60+/- acres near the lake! This home offers a covered front porch with an attached ramp, making for easy access, while the screened-in back porch is the perfect spot to enjoy the serene wooded backyard. The property also features a one-car detached garage with additional storage and a workshop, ideal for projects, tools, or extra space. For those who love outdoor activities, a boat ramp is just minutes away, providing easy access to fishing, boating, and lake adventures. Schedule a showing today and make this peaceful property your own!

20. 2026-04-06
    status Pending 687-char remark

    Show marketing remark (687 chars)

    Escape to the peace and tranquility of this charming 3-bedroom, 2-bathroom home with fresh new paint and vinyl flooring, perfectly situated on 4.60+/- acres near the lake! This home offers a covered front porch with an attached ramp, making for easy access, while the screened-in back porch is the perfect spot to enjoy the serene wooded backyard. The property also features a one-car detached garage with additional storage and a workshop, ideal for projects, tools, or extra space. For those who love outdoor activities, a boat ramp is just minutes away, providing easy access to fishing, boating, and lake adventures. Schedule a showing today and make this peaceful property your own!

21. 2026-03-30
    price $120,400 687-char remark

    Show marketing remark (687 chars)

    Escape to the peace and tranquility of this charming 3-bedroom, 2-bathroom home with fresh new paint and vinyl flooring, perfectly situated on 4.60+/- acres near the lake! This home offers a covered front porch with an attached ramp, making for easy access, while the screened-in back porch is the perfect spot to enjoy the serene wooded backyard. The property also features a one-car detached garage with additional storage and a workshop, ideal for projects, tools, or extra space. For those who love outdoor activities, a boat ramp is just minutes away, providing easy access to fishing, boating, and lake adventures. Schedule a showing today and make this peaceful property your own!

22. 2025-12-29
    price $129,900 687-char remark

    Show marketing remark (687 chars)

    Escape to the peace and tranquility of this charming 3-bedroom, 2-bathroom home with fresh new paint and vinyl flooring, perfectly situated on 4.60+/- acres near the lake! This home offers a covered front porch with an attached ramp, making for easy access, while the screened-in back porch is the perfect spot to enjoy the serene wooded backyard. The property also features a one-car detached garage with additional storage and a workshop, ideal for projects, tools, or extra space. For those who love outdoor activities, a boat ramp is just minutes away, providing easy access to fishing, boating, and lake adventures. Schedule a showing today and make this peaceful property your own!

23. 2025-11-04
    listed $135,700 Active 687-char remark

    Show marketing remark (687 chars)

    Escape to the peace and tranquility of this charming 3-bedroom, 2-bathroom home with fresh new paint and vinyl flooring, perfectly situated on 4.60+/- acres near the lake! This home offers a covered front porch with an attached ramp, making for easy access, while the screened-in back porch is the perfect spot to enjoy the serene wooded backyard. The property also features a one-car detached garage with additional storage and a workshop, ideal for projects, tools, or extra space. For those who love outdoor activities, a boat ramp is just minutes away, providing easy access to fishing, boating, and lake adventures. Schedule a showing today and make this peaceful property your own!

24. 2025-04-17
    price $125,000
25. 2025-03-18
    price $134,000
26. 2025-01-31
    listed $139,000 Active
27. 1993-04-01
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,079
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$3,055
• Taxable income: $1,630
• Est. tax owed @ 24.0%: −$391
• After-tax cash flow: $2,814/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: Warsaw R-IX
• NCES district ID: 2931070
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 42% ▲ 4.00%
• Median HH income: $33,160
• Composite: 29.53/100
• National rank: #6495
• State rank: #222 of 324 in MO

Livability — White Branch

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 11,029

Population outlook (Benton County) Hauer SSP2

• Today (2025): 17,355 people
• By 2030: 16,513 · -4.9%
• By 2040: 14,898 · -14.2%
• By 2050: 13,662 · -21.3%
• By 2075: 11,308 · -34.8%
• By 2100: 8,755 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 2% Native American 1%
• Common ancestry: Slovak 3% Italian 2% Iranian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Benton

• 2024 margin: Solid R (+59.1) · D 20.1% · R 79.2%
• 2008→2024 swing: -36.8pp toward R · 2008: -22.3pp · 2024: -59.1pp
• All cycles: 2024: R+59.1 2020: R+56.6 2016: R+54.1 2012: R+34.3 2008: R+22.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.45%
• Current HPI: 232.6924
• 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

-24.5% since first listed

10 events — show timeline

• 2026-04-22 Relisted — WCAR
• 2026-04-22 Price Changed $105,000 WCAR
• 2026-04-06 Pending — WCAR
• 2026-03-30 Price Changed $120,400 WCAR
• 2025-12-29 Price Changed $129,900 WCAR
• 2025-11-04 Listed $135,700 WCAR
• 2025-04-17 Price Changed $125,000 WCAR
• 2025-03-18 Price Changed $134,000 WCAR
• 2025-01-31 Listed $139,000 WCAR
• 1993-04-01 Sold (Public Records) — Public Records

Property tax history

-3.8%/yr

Latest (2025): $123 · +2.5% YoY. Source: county tax records.