200 Flint Hollow Rd · Seymour, MO 65746

$150,000

3 bd · 1.0 ba · 864 sqft · Manufactured public records · 41 Days on market

Built 1996 10 ac lot

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Why this score? — see what drove the F 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).

• Appreciation +9.8/10.0
• ARV discount +7.5/15.0
• Cash flow +4.5/30.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0

Listing remarks

This 10 Acre property offers a great blend of pasture, and mature timber with TONS of wildlife and great bucks and turkey have been harvested off this property in the years pasted. The home offers 3 bedrooms and a full bath and was constructed in 1996 , and with a little TLC you can have it right back to where it was!!! Just north east of seymour with fantastic neighbors make for a great place to homestead and make this place yours!!

Key facts

• 10 acre lot
• Built 1996
• Listed 41 days

Property features AI

Exterior

• Utilities: Private water
• Home design: Manufactured home on land; Residential property
• Construction: Vinyl siding; Composition roof
• Exterior features: Front porch; Wrap-around porch; Rear porch; Rolling/sloped lot; Gravel road frontage; County road access; Barbed wire fencing

Interior

• Bedrooms: Bedrooms located on main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Electric heating; Central heating; Window unit cooling
• Interior features: Window cooling units; Electric heat with heat pump and central system
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $-387 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $94k (37.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $82k (45.1% below list).
• Recommended offer: $82k (45.1% below list) — sets the bar for 1% rule.
• Cap rate 3.2% vs local median 2.0% in Seymour — 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 62/100 on livability (#374 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Seymour R-II (rural): math 28% / reading 43% proficiency, ranked #218 of 324 in MO (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Seymour Elem. (math 22% / reading 47%, grade F, #676 of 1,115 statewide, top 66%, 309 students, 40% FRL); Seymour Middle (math 22% / reading 42%, grade F, #272 of 391 statewide, top 70%, 166 students, 35% FRL); Seymour High (math 57% / reading 34%, grade D-, #174 of 521 statewide, top 33%, 240 students, 38% FRL) — zoned schools average 37% FRL vs 58% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 59 active listings in the ZIP; 168 units permitted in Webster County in 2024 (24 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $14k appreciation (9.5% local appreciation)).
• Webster County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Recommended offer $82,278 (45.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.55% ✗
• Cap rate: 3.20%
• Cash-on-cash: -11.05%
• DSCR: 0.51
• GRM: 15.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 2.25×
• Total profit: $52,342
• Equity at exit: $130,089

10-year hold

• IRR: 15.0%
• Equity multiple: 5.10×
• Total profit: $172,379
• Equity at exit: $275,344

Cash invested: $42,000 (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 65746

• Home prices YoY: 3.6%
• Active inventory: 59
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $823 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $-387

Break-even live

Break-even rent $1,312

Max offer price $94,055

Occupancy floor —

Sensitivity live

Price	-10% $-283	-5% $-335	+0% $-387	+5% $-438	+10% $-490
Rent	-10% $-452	-5% $-419	+0% $-387	+5% $-354	+10% $-322
Rate	-1.0pp $-311	-0.5pp $-348	base $-387	+0.5pp $-425	+1.0pp $-465

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $150,000 Active 41 DOM
2. 2026-06-21
   days on market $150,000 Active 40 DOM
3. 2026-06-18
   days on market $150,000 Active 38 DOM
4. 2026-06-17
   days on market $150,000 Active 37 DOM
5. 2026-06-16
   days on market $150,000 Active 36 DOM
6. 2026-06-15
   days on market $150,000 Active 35 DOM
7. 2026-06-13
   days on market $150,000 Active 33 DOM
8. 2026-06-12
   days on market $150,000 Active 32 DOM
9. 2026-06-09
   days on market $150,000 Active 29 DOM
10. 2026-06-08
    days on market $150,000 Active 28 DOM
11. 2026-06-07
    days on market $150,000 Active 27 DOM
12. 2026-06-07
    days on market $150,000 Active 26 DOM
13. 2026-06-04
    days on market $150,000 Active 23 DOM
14. 2026-06-02
    days on market $150,000 Active 22 DOM
15. 2026-06-01
    days on market $150,000 Active 21 DOM
16. 2026-05-31
    days on market $150,000 Active 20 DOM
17. 2026-05-11
    listed $150,000 Active 437-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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,873
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$790
• − Management: −$790
• − Depreciation: −$4,364
• Taxable loss: −$7,472
• Est. tax savings @ 24.0%: +$1,793
• After-tax cash flow: $-2,846/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: Seymour R-II
• NCES district ID: 2927930
• Math proficiency: 28% ▲ 3.00%
• Reading proficiency: 43% ▼ -1.00%
• Median HH income: $38,134
• Composite: 29.57/100
• National rank: #6485
• State rank: #218 of 324 in MO

Livability — Seymour

• Score: 62/100
• State rank: #374
• US rank: #16499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,302

Population outlook (Webster County) Hauer SSP2

• Today (2025): 39,400 people
• By 2030: 40,125 · +1.8%
• By 2040: 41,169 · +4.5%
• By 2050: 41,286 · +4.8%
• By 2075: 40,104 · +1.8%
• By 2100: 33,683 · -14.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Slovak 2% Portuguese 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 76% English-only · German/W. Germanic 23% Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Webster

• 2024 margin: Solid R (+62.2) · D 18.4% · R 80.7%
• 2008→2024 swing: -33.2pp toward R · 2008: -29.0pp · 2024: -62.2pp
• All cycles: 2024: R+62.2 2020: R+60.2 2016: R+57.9 2012: R+40.8 2008: R+29.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.54%
• Current HPI: 272.7643
• 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

1 event — show timeline

• 2026-05-11 Listed $150,000 SOMO

Property tax history

+0.9%/yr

Latest (2025): $180 · -1.4% YoY. Source: county tax records.