25246 Highway 135 Hwy · Stover, MO 65078

$99,500

3 bd · 2.0 ba · 1,440 sqft · Other · 75 Days on market

Built 1980 5.00 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 +29.0/30.0
• DSCR +10.0/10.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Manufactured home on 5 acres with 2 car attached garage. 3 Br, 2 Bath home with plenty of privacy. Large living room and dining room. Beautiful land with lots of deer and turkey. Priced to sell at $99,500

Key facts

• Large dining room
• Attached garage
• Large living room

Tags

• 5 ACRES
• ATTACHED GARAGE
• LARGE LIVING ROOM
• LARGE DINING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#473 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.
• Morgan County R-I (rural): math 38% / reading 41% proficiency, ranked #173 of 324 in MO (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 83 active listings in the ZIP; 14 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($688 loan paydown + $7k appreciation (6.9% local appreciation)).
• Morgan County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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.

Recommended offer $93,530 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
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: 1.18% ✓
• Cap rate: 10.40%
• Cash-on-cash: 14.68%
• DSCR: 1.65
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.3%
• Equity multiple: 3.00×
• Total profit: $55,655
• Equity at exit: $68,153

10-year hold

• IRR: 26.8%
• Equity multiple: 6.22×
• Total profit: $145,515
• Equity at exit: $128,742

Cash invested: $27,860 (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 65078

• Home prices YoY: 4.4%
• Active inventory: 83
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,169 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$20 /mo · $237/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $341

Break-even live

Break-even rent $738

Max offer price $99,500

Occupancy floor 66%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $99,500 Active 75 DOM
2. 2026-06-17
   days on market $99,500 Active 74 DOM
3. 2026-06-16
   days on market $99,500 Active 73 DOM
4. 2026-06-15
   days on market $99,500 Active 72 DOM
5. 2026-06-13
   days on market $99,500 Active 70 DOM
6. 2026-06-12
   days on market $99,500 Active 69 DOM
7. 2026-06-09
   days on market $99,500 Active 66 DOM
8. 2026-06-08
   days on market $99,500 Active 65 DOM
9. 2026-06-07
   days on market $99,500 Active 64 DOM
10. 2026-06-07
    days on market $99,500 Active 63 DOM
11. 2026-06-04
    days on market $99,500 Active 60 DOM
12. 2026-06-02
    days on market $99,500 Active 59 DOM
13. 2026-06-01
    days on market $99,500 Active 58 DOM
14. 2026-05-31
    days on market $99,500 Active 57 DOM
15. 2026-05-13
    status Active 204-char remark

    Show marketing remark (204 chars)

    Manufactured home on 5 acres with 2 car attached garage. 3 Br, 2 Bath home with plenty of privacy. Large living room and dining room. Beautiful land with lots of deer and turkey. Priced to sell at $99,500

16. 2026-04-07
    status Pending 204-char remark

    Show marketing remark (204 chars)

    Manufactured home on 5 acres with 2 car attached garage. 3 Br, 2 Bath home with plenty of privacy. Large living room and dining room. Beautiful land with lots of deer and turkey. Priced to sell at $99,500

17. 2026-02-26
    listed $99,500 Active 204-char remark

    Show marketing remark (204 chars)

    Manufactured home on 5 acres with 2 car attached garage. 3 Br, 2 Bath home with plenty of privacy. Large living room and dining room. Beautiful land with lots of deer and turkey. Priced to sell at $99,500

18. 2016-03-18
    soldstatus 522-char remark

    Show marketing remark (522 chars)

    5 acres with fixer upper! All electric, central air, forced air furnace & wood burning stove. Roof has been repaired & does not leak(per owner) but damaged ceilings in living room & dining room need replaced. Private well with working plumbing. 2 full bathrooms. 3 large bedrooms with walk in closets. Large dining room next to kitchen. Large living room. Large 2 car garage with 2 separate doors with openers. Remote location with no other homes around. Beautiful land with lots of deer and wild turkey.

19. 2015-12-04
    listed $35,000 522-char remark

    Show marketing remark (522 chars)

    5 acres with fixer upper! All electric, central air, forced air furnace & wood burning stove. Roof has been repaired & does not leak(per owner) but damaged ceilings in living room & dining room need replaced. Private well with working plumbing. 2 full bathrooms. 3 large bedrooms with walk in closets. Large dining room next to kitchen. Large living room. Large 2 car garage with 2 separate doors with openers. Remote location with no other homes around. Beautiful land with lots of deer and wild turkey.

ⓘ 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: $237 · $20/mo
• Projected year-2 tax: $965 · $80/mo
• Expected delta: +$728/yr (+$61/mo · 307.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 17 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: $14,033
• − Mortgage interest: −$5,574
• − Property taxes: −$237
• − Insurance: −$498
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$2,895
• Taxable income: $2,585
• Est. tax owed @ 24.0%: −$620
• After-tax cash flow: $3,470/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: Morgan County R-I
• NCES district ID: 2929610
• Math proficiency: 38% ▬ 0.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $33,188
• Composite: 32.47/100
• National rank: #5714
• State rank: #173 of 324 in MO

Livability — Stover

• Score: 60/100
• State rank: #473
• US rank: #18738

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,716

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 18,779 people
• By 2030: 17,891 · -4.7%
• By 2040: 16,227 · -13.6%
• By 2050: 14,735 · -21.5%
• By 2075: 11,433 · -39.1%
• By 2100: 7,717 · -58.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 10% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Romanian 1% Iranian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+59.7) · D 19.7% · R 79.4%
• 2008→2024 swing: -39.1pp toward R · 2008: -20.6pp · 2024: -59.7pp
• All cycles: 2024: R+59.7 2020: R+58.2 2016: R+56.6 2012: R+34.1 2008: R+20.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.88%
• Current HPI: 164.4454
• 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

+184.3% since first listed

5 events — show timeline

• 2026-05-13 Relisted — WCAR
• 2026-04-07 Pending — WCAR
• 2026-02-26 Listed $99,500 WCAR
• 2016-03-18 Sold (MLS) — LOBR
• 2015-12-04 Listed $35,000 LOBR

Property tax history

+3.6%/yr

Latest (2025): $237 · +27.0% YoY. Source: county tax records.