901 Woodland St · Carrollton, MO 64633

$59,000

2 bd · 1.0 ba · 900 sqft · Other · 65 Days on market

Built 1970 4,487 sqft lot $66/sqft · 30% below area Est $84k · 30% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.4/10.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable homeownership opportunity—own for under $60K! This 2 bed, 1 bath mobile home sits on a nice-sized lot and offers a great value for buyers or investors alike. Enjoy the spacious front deck, perfect for relaxing or entertaining, along with convenient gravel parking. Inside, you’ll find good-sized rooms with plenty of potential to make it your own. Whether you’re looking for a budget-friendly place to live or a rental investment, this property checks the boxes. Don’t miss out on this opportunity!

Key facts

• Good-sized rooms
• Nice-sized lot
• Spacious front deck

Tags

• SPACIOUS FRONT DECK
• CONVENIENT GRAVEL PARKING
• GOOD-SIZED ROOMS
• NICE-SIZED LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $59k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $59k).
• Recommended offer: $55k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 4.6% in Carrollton — 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 73/100 on livability (#80 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Carrollton R-VII (town): math 31% / reading 46% proficiency, ranked #178 of 324 in MO (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 37 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 24 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($408 loan paydown + $6k appreciation (10.0% local appreciation)).
• Carroll County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($55k) is reasonable based on typical stale-listing flexibility.

Recommended offer $55,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.44% ✓
• Cap rate: 11.66%
• Cash-on-cash: 19.16%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

• ARV (median comp): $83,799
• List price: $59,000
• Delta: -29.59%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.6%
• Equity multiple: 3.96×
• Total profit: $48,945
• Equity at exit: $53,152

10-year hold

• IRR: 33.2%
• Equity multiple: 8.93×
• Total profit: $130,950
• Equity at exit: $114,624

Cash invested: $16,520 (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 64633

• Home prices YoY: 18.8%
• Active inventory: 37
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $264

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 64%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1108 E 10th St Unit B10 Carrollton, MO	2.0	1.0	750	$850	$1.13	44d	1	0.77mi

Listing history 16 events

1. 2026-06-18
   days on market $59,000 Active 65 DOM
2. 2026-06-17
   days on market $59,000 Active 64 DOM
3. 2026-06-16
   days on market $59,000 Active 63 DOM
4. 2026-06-15
   days on market $59,000 Active 62 DOM
5. 2026-06-13
   days on market $59,000 Active 60 DOM
6. 2026-06-12
   days on market $59,000 Active 59 DOM
7. 2026-06-09
   days on market $59,000 Active 56 DOM
8. 2026-06-08
   days on market $59,000 Active 55 DOM
9. 2026-06-07
   days on market $59,000 Active 54 DOM
10. 2026-06-05
    days on market $59,000 Active 52 DOM
11. 2026-06-04
    days on market $59,000 Active 50 DOM
12. 2026-06-02
    days on market $59,000 Active 49 DOM
13. 2026-06-01
    days on market $59,000 Active 48 DOM
14. 2026-05-31
    days on market $59,000 Active 47 DOM
15. 2026-04-14
    listed $59,000 Active 533-char remark

    Show marketing remark (533 chars)

    Affordable homeownership opportunity—own for under $60K! This 2 bed, 1 bath mobile home sits on a nice-sized lot and offers a great value for buyers or investors alike. Enjoy the spacious front deck, perfect for relaxing or entertaining, along with convenient gravel parking. Inside, you’ll find good-sized rooms with plenty of potential to make it your own. Whether you’re looking for a budget-friendly place to live or a rental investment, this property checks the boxes. Don’t miss out on this opportunity!

16. 1995-03-01
    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 · 16 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: $10,200
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$1,716
• Taxable income: $2,367
• Est. tax owed @ 24.0%: −$568
• After-tax cash flow: $2,597/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: Carrollton R-VII
• NCES district ID: 2907380
• Math proficiency: 31% ▼ -10.00%
• Reading proficiency: 46% ▼ -6.00%
• Median HH income: $39,568
• Composite: 32.2/100
• National rank: #5779
• State rank: #178 of 324 in MO

Livability — Carrollton

• Score: 73/100
• State rank: #80
• US rank: #5324

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carrollton, MO
• City population: 4,504
• Population (ZIP): 4,504

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 8,269 people
• By 2030: 7,866 · -4.9%
• By 2040: 7,021 · -15.1%
• By 2050: 6,213 · -24.9%
• By 2075: 4,619 · -44.1%
• By 2100: 3,249 · -60.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+64.5) · D 17.4% · R 81.9%
• 2008→2024 swing: -33.2pp toward R · 2008: -31.3pp · 2024: -64.5pp
• All cycles: 2024: R+64.5 2020: R+64.4 2016: R+62.7 2012: R+44.6 2008: R+31.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 42.87%
• Current HPI: 271.4099
• 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

2 events — show timeline

• 2026-04-14 Listed $59,000 Heartland MLS as Distributed by MLS Grid
• 1995-03-01 Sold (Public Records) — Public Records

Property tax history

-1.5%/yr

Latest (2025): $66 · +0.2% YoY. Source: county tax records.