1 Oakdale Dr · Lexington, MO 64067

$95,000

4 bd · 2.0 ba · 1,156 sqft · Manufactured · 245 Days on market

Built 1964 Fair condition $82/sqft · 49% below area Est $187k · 49% under ↓ 55% 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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +6.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming trailer home ready for its new owner! Walk into a spacious living area that flows directly into the kitchen. Perfect for family gatherings or entertaining. This layout offers 3 bathrooms and 2 bathrooms. There are currently renovations being made to the house to offer a 4th bedroom to provide that extra space, and brand new carpet in the master bedroom! There will be updated pictures when the renovations are completed. Also! This home can be moved if you have the perfect spot for it! But, if you would like to keep the home where it is the monthly fee is $400 along with electricity. Park owner pays for water. You won't want to miss this one! Come check out this home and all it has to offer! 2022 Celebration by TruMH 72x16

Key facts

• Listed 245 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 4.1% in Lexington — 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 66/100 on livability (#233 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D, amenities F, commute F.
• Lexington R-V (town): math 18% / reading 23% proficiency, ranked #300 of 324 in MO (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 42 active listings in the ZIP; 112 units permitted in Lafayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lafayette County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 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 1964 — 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. 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?
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: 1.19% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.49%
• DSCR: 1.56
• GRM: 7.0

CMA / ARV

• ARV (median comp): $187,228
• List price: $95,000
• Delta: -49.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.2%
• Equity multiple: 1.08×
• Total profit: $2,231
• Equity at exit: $14,165

10-year hold

• IRR: 11.8%
• Equity multiple: 1.93×
• Total profit: $24,616
• Equity at exit: $8,214

Cash invested: $26,600 (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 64067

• Home prices YoY: -20.3%
• Active inventory: 42
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,131 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$79 /mo · $942/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $277

Break-even live

Break-even rent $780

Max offer price $95,000

Occupancy floor 71%

Sensitivity live

Price	-10% $331	-5% $304	+0% $277	+5% $250	+10% $223
Rent	-10% $188	-5% $232	+0% $277	+5% $322	+10% $366
Rate	-1.0pp $325	-0.5pp $301	base $277	+0.5pp $252	+1.0pp $227

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $95,000 Active 245 DOM
2. 2026-06-18
   days on market $95,000 Active 243 DOM
3. 2026-06-17
   days on market $95,000 Active 242 DOM
4. 2026-06-16
   days on market $95,000 Active 241 DOM
5. 2026-06-15
   days on market $95,000 Active 240 DOM
6. 2026-06-13
   days on market $95,000 Active 238 DOM
7. 2026-06-12
   days on market $95,000 Active 237 DOM
8. 2026-06-09
   days on market $95,000 Active 234 DOM
9. 2026-06-08
   days on market $95,000 Active 233 DOM
10. 2026-06-07
    days on market $95,000 Active 232 DOM
11. 2026-06-05
    days on market $95,000 Active 230 DOM
12. 2026-06-04
    days on market $95,000 Active 228 DOM
13. 2026-06-02
    days on market $95,000 Active 227 DOM
14. 2026-06-01
    days on market $95,000 Active 226 DOM
15. 2026-05-31
    days on market $95,000 Active 225 DOM
16. 2026-05-18
    status Active 743-char remark

    Show marketing remark (743 chars)

    Charming trailer home ready for its new owner! Walk into a spacious living area that flows directly into the kitchen. Perfect for family gatherings or entertaining. This layout offers 3 bathrooms and 2 bathrooms. There are currently renovations being made to the house to offer a 4th bedroom to provide that extra space, and brand new carpet in the master bedroom! There will be updated pictures when the renovations are completed. Also! This home can be moved if you have the perfect spot for it! But, if you would like to keep the home where it is the monthly fee is $400 along with electricity. Park owner pays for water. You won't want to miss this one! Come check out this home and all it has to offer! 2022 Celebration by TruMH 72x16

17. 2026-05-16
    historical 743-char remark

    Show marketing remark (743 chars)

    Charming trailer home ready for its new owner! Walk into a spacious living area that flows directly into the kitchen. Perfect for family gatherings or entertaining. This layout offers 3 bathrooms and 2 bathrooms. There are currently renovations being made to the house to offer a 4th bedroom to provide that extra space, and brand new carpet in the master bedroom! There will be updated pictures when the renovations are completed. Also! This home can be moved if you have the perfect spot for it! But, if you would like to keep the home where it is the monthly fee is $400 along with electricity. Park owner pays for water. You won't want to miss this one! Come check out this home and all it has to offer! 2022 Celebration by TruMH 72x16

18. 2026-02-09
    price $95,000 743-char remark

    Show marketing remark (743 chars)

    Charming trailer home ready for its new owner! Walk into a spacious living area that flows directly into the kitchen. Perfect for family gatherings or entertaining. This layout offers 3 bathrooms and 2 bathrooms. There are currently renovations being made to the house to offer a 4th bedroom to provide that extra space, and brand new carpet in the master bedroom! There will be updated pictures when the renovations are completed. Also! This home can be moved if you have the perfect spot for it! But, if you would like to keep the home where it is the monthly fee is $400 along with electricity. Park owner pays for water. You won't want to miss this one! Come check out this home and all it has to offer! 2022 Celebration by TruMH 72x16

19. 2026-01-08
    price $105,000 743-char remark

    Show marketing remark (743 chars)

    Charming trailer home ready for its new owner! Walk into a spacious living area that flows directly into the kitchen. Perfect for family gatherings or entertaining. This layout offers 3 bathrooms and 2 bathrooms. There are currently renovations being made to the house to offer a 4th bedroom to provide that extra space, and brand new carpet in the master bedroom! There will be updated pictures when the renovations are completed. Also! This home can be moved if you have the perfect spot for it! But, if you would like to keep the home where it is the monthly fee is $400 along with electricity. Park owner pays for water. You won't want to miss this one! Come check out this home and all it has to offer! 2022 Celebration by TruMH 72x16

20. 2025-10-16
    listed $110,000 Active 743-char remark

    Show marketing remark (743 chars)

    Charming trailer home ready for its new owner! Walk into a spacious living area that flows directly into the kitchen. Perfect for family gatherings or entertaining. This layout offers 3 bathrooms and 2 bathrooms. There are currently renovations being made to the house to offer a 4th bedroom to provide that extra space, and brand new carpet in the master bedroom! There will be updated pictures when the renovations are completed. Also! This home can be moved if you have the perfect spot for it! But, if you would like to keep the home where it is the monthly fee is $400 along with electricity. Park owner pays for water. You won't want to miss this one! Come check out this home and all it has to offer! 2022 Celebration by TruMH 72x16

21. 2025-07-29
    soldstatus
22. 2025-07-28
    soldstatus $322,500 Closed 127-char remark

    Show marketing remark (127 chars)

    12-pad on CW/CS. 10 out of 12 pads are generating income. No POH or RTO. Owners are licensed brokers in the State of Missouri.

23. 2025-07-21
    status Pending 127-char remark

    Show marketing remark (127 chars)

    12-pad on CW/CS. 10 out of 12 pads are generating income. No POH or RTO. Owners are licensed brokers in the State of Missouri.

24. 2025-07-21
    status Active 127-char remark

    Show marketing remark (127 chars)

    12-pad on CW/CS. 10 out of 12 pads are generating income. No POH or RTO. Owners are licensed brokers in the State of Missouri.

25. 2025-07-11
    historical 127-char remark

    Show marketing remark (127 chars)

    12-pad on CW/CS. 10 out of 12 pads are generating income. No POH or RTO. Owners are licensed brokers in the State of Missouri.

26. 2025-02-16
    price $350,000 127-char remark

    Show marketing remark (127 chars)

    12-pad on CW/CS. 10 out of 12 pads are generating income. No POH or RTO. Owners are licensed brokers in the State of Missouri.

27. 2025-01-08
    listed $375,000 Active 127-char remark

    Show marketing remark (127 chars)

    12-pad on CW/CS. 10 out of 12 pads are generating income. No POH or RTO. Owners are licensed brokers in the State of Missouri.

28. 2023-07-24
    soldstatus
29. 2022-07-14
    soldstatus
30. 2022-03-03
    historical
31. 2021-11-10
    price $179,800
32. 2021-09-20
    price $199,700
33. 2021-08-18
    listed $209,800 Active

ⓘ 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: $942 · $79/mo
• Projected year-2 tax: $942 · $79/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 49% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,567
• − Mortgage interest: −$5,321
• − Property taxes: −$942
• − Insurance: −$475
• − Repairs & maintenance: −$1,085
• − Management: −$1,085
• − Depreciation: −$2,764
• Taxable income: $1,894
• Est. tax owed @ 24.0%: −$454
• After-tax cash flow: $2,868/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 · 12 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance to improve its condition and value. Painting, replacing cabinets and fixtures, and updating flooring and landscaping would significantly enhance its appeal.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — slight wear
• Minor flooring — some wear
• Minor interior paint — faded

Value-add opportunities

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both replace kitchen cabinets — new cabinets improve functionality and aesthetics
• Both replace bathroom fixtures — new fixtures improve functionality and aesthetics
• Both replace flooring — new flooring improves functionality and aesthetics
• Both landscaping — improved landscaping enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · slight wear	Minor	$500–3,000
flooring · some wear	Minor	$500–3,000
interior paint · faded	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace kitchen cabinets — new cabinets improve functionality and aesthetics ↑
• Both replace bathroom fixtures — new fixtures improve functionality and aesthetics ↑
• Both replace flooring — new flooring improves functionality and aesthetics ↑
• Both landscaping — improved landscaping enhances curb appeal and property value ↑

ⓘ 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: Lexington R-V
• NCES district ID: 2918480
• Math proficiency: 18% ▼ -6.00%
• Reading proficiency: 23% ▼ -15.00%
• Median HH income: $46,816
• Composite: 18.01/100
• National rank: #8983
• State rank: #300 of 324 in MO

Livability — Lexington

• Score: 66/100
• State rank: #233
• US rank: #11311

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lexington, MO
• Population (ZIP): 5,840

Population outlook (Lafayette County) Hauer SSP2

• Today (2025): 31,118 people
• By 2030: 29,993 · -3.6%
• By 2040: 27,436 · -11.8%
• By 2050: 24,585 · -21.0%
• By 2075: 18,426 · -40.8%
• By 2100: 12,897 · -58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 8% Two or more races 6% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Serbian 2% Italian 1% Portuguese 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Lafayette

• 2024 margin: Solid R (+48.9) · D 24.9% · R 73.8% · Other 1.3%
• 2008→2024 swing: -33.6pp toward R · 2008: -15.3pp · 2024: -48.9pp
• All cycles: 2024: R+48.9 2020: R+45.7 2016: R+43.8 2012: R+26.3 2008: R+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.63%
• Current HPI: 292.3545
• 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

-54.7% since first listed

18 events — show timeline

• 2026-05-18 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-05-16 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-02-09 Price Changed $95,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-08 Price Changed $105,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-16 Listed $110,000 Heartland MLS as Distributed by MLS Grid
• 2025-07-29 Sold (Public Records) — Public Records
• 2025-07-28 Sold (MLS) $322,500 MRED as Distributed by MLS Grid
• 2025-07-21 Pending — MRED as Distributed by MLS Grid
• 2025-07-21 Relisted — MRED as Distributed by MLS Grid
• 2025-07-11 Listing Removed — MRED as Distributed by MLS Grid
• 2025-02-16 Price Changed $350,000 MRED as Distributed by MLS Grid
• 2025-01-08 Listed $375,000 MRED as Distributed by MLS Grid
• 2023-07-24 Sold (Public Records) — Public Records
• 2022-07-14 Sold (Public Records) — Public Records
• 2022-03-03 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2021-11-10 Price Changed $179,800 Heartland MLS as Distributed by MLS Grid
• 2021-09-20 Price Changed $199,700 Heartland MLS as Distributed by MLS Grid
• 2021-08-18 Listed $209,800 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.1%/yr

Latest (2025): $942 · +11.9% YoY. Source: county tax records.