25374 State Highway 76 · Shell Knob, MO 65625

$74,999

3 bd · 2.0 ba · 1,512 sqft · Manufactured · 10 Days on market

Built 2002 Poor condition 5.40 ac lot Est $76k · at est.

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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 +7.9/15.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

2002 Doublewide, rough shape but repairable. Great 5.4 acre property high atop the Ozark hills of Barry county. 15 minutes to Cassville, 15 minutes to Shell knob! As is, where is. Well and septic in place. Do your own diligence. Clear title.

Key facts

• Well and septic
• Ozark hills
• 5.4 acre property

Tags

• 5.4 ACRE PROPERTY
• OZARK HILLS
• WELL AND SEPTIC

Property features AI

Finance

• Other: Lot approximately 5.4 acres
• Financial info: Annual tax amount provided (amount excluded from features)
• HOA & community: No HOA details provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Private water source; Septic tank
• Home design: Single-story residence; Mobile home; Residential property
• Construction: Above-grade finished area approximately 1,512; One level
• Exterior features: Shingle roof

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Electric heat pump
• Interior features: Central air conditioning; Electric heating with heat pump
• Laundry & utility: No laundry or utility appliance details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 14.5% vs local median 1.1% in Shell Knob — 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 (#254 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: health & safety C-, employment D, amenities F.
• Cassville R-IV (town): math 33% / reading 47% proficiency, ranked #157 of 324 in MO (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cassville Intermediate (math 48% / reading 53%, grade D+, #277 of 1,115 statewide, top 25%, 383 students, 56% FRL); Cassville Middle (math 23% / reading 36%, grade F, #291 of 391 statewide, top 76%, 421 students, 54% FRL); Cassville High (math 17% / reading 62%, grade F, #247 of 521 statewide, top 55%, 636 students, 52% FRL).
• Market conditions: 90 active listings in the ZIP; 57 units permitted in Barry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Barry County population projected at -13% 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $74,999

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 1.74% ✓
• Cap rate: 14.45%
• Cash-on-cash: 29.14%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $75,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25374 State Highway 76	0.00mi	3/2.0	1,512 (0%)	0mo	$74,999	$50	100

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 23.6%
• Equity multiple: 1.97×
• Total profit: $20,343
• Equity at exit: $11,183

10-year hold

• IRR: 31.5%
• Equity multiple: 3.84×
• Total profit: $59,612
• Equity at exit: $6,485

Cash invested: $21,000 (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 65625

• Home prices YoY: -6.8%
• Active inventory: 90
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,302 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $510

Break-even live

Break-even rent $656

Max offer price $74,999

Occupancy floor 56%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-04
   status Pending 241-char remark
2. 2026-04-24
   listed $74,999 Active 241-char remark

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 18 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: $15,618
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − Depreciation: −$2,182
• Taxable income: $5,237
• Est. tax owed @ 24.0%: −$1,257
• After-tax cash flow: $4,862/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 · 11 photos

Poor 20/100 Extensive rehab

This mobile home requires extensive repairs and maintenance, including roof, exterior siding, windows, fencing, and foundation. Immediate repairs are necessary to prevent further damage and enhance the home's value.

Repairs flagged

• Major roof — Damaged shingles
• Major exterior siding — Damaged and peeling
• Major windows — Boarded up
• Major fencing — Damaged
• Major foundation — Exposed and damaged

Value-add opportunities

• Both repair roof — Fixes major safety hazard and enhances curb appeal
• Both repair exterior siding — Improves home's appearance and value
• Both repair windows — Restores functionality and enhances curb appeal
• Both repair fencing — Restores property boundary and enhances safety
• Both repair foundation — Prevents further damage and enhances structural integrity

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Damaged shingles	Major	$15,000–50,000
exterior siding · Damaged and peeling	Major	$15,000–50,000
windows · Boarded up	Major	$15,000–50,000
fencing · Damaged	Major	$15,000–50,000
foundation · Exposed and damaged	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both repair roof — Fixes major safety hazard and enhances curb appeal ↑
• Both repair exterior siding — Improves home's appearance and value ↑
• Both repair windows — Restores functionality and enhances curb appeal ↑
• Both repair fencing — Restores property boundary and enhances safety ↑
• Both repair foundation — Prevents further damage and enhances structural integrity ↑

ⓘ 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: Cassville R-IV
• NCES district ID: 2908170
• Math proficiency: 33% ▬ 0.00%
• Reading proficiency: 47% ▲ 1.00%
• Median HH income: $38,738
• Composite: 33.36/100
• National rank: #5484
• State rank: #157 of 324 in MO

Livability — Shell Knob

• Score: 66/100
• State rank: #254
• US rank: #12290

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,957
• Population (ZIP): 7,186

Population outlook (Barry County) Hauer SSP2

• Today (2025): 35,207 people
• By 2030: 34,460 · -2.1%
• By 2040: 32,643 · -7.3%
• By 2050: 30,688 · -12.8%
• By 2075: 26,898 · -23.6%
• By 2100: 22,000 · -37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Italian 6% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · Canada, Philippines
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Barry

• 2024 margin: Solid R (+63.5) · D 17.8% · R 81.3%
• 2008→2024 swing: -28.5pp toward R · 2008: -35.0pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.8 2016: R+59.7 2012: R+44.7 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.59%
• Current HPI: 225.8478
• 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

3 events — show timeline

• 2026-06-05 Sold (MLS) — SOMO
• 2026-05-04 Pending — SOMO
• 2026-04-24 Listed $74,999 SOMO