5361 Private Road 1262 · West Plains, MO 65775

$115,000

3 bd · 2.0 ba · 980 sqft · SingleFamily · 86 Days on market

Built 2013 Fair condition 3.00 ac lot

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Why this score? — see what drove the D- 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 +12.0/30.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy little 3 bedroom, 2 bath home located on 3 beautiful acres just on the out skirts of West Plains. Newer vinyl flooring installed throughout living room and hallway. Richards school district. This property features a very nice clean shed that stays with the property. Fridge and stove included.

Key facts

• 3 acre lot
• Built 2013
• Listed 86 days

Property features AI

Exterior

• Utilities: Septic tank sewer; Other water source
• Home design: Single wide mobile home; Single-story; Residential single-family property; Approximately 980 above-grade finished area
• Construction: Single wide body type
• Exterior features: Deck; Other outbuildings/structures

Interior

• Kitchen: Electric oven; Free‑standing electric oven; Refrigerator
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Electric water heater
• Laundry & utility: No laundry hook-ups listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-28 ($-339/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (15.6% below list).
• Recommended offer: $97k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.1% in West Plains — 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 77/100 on livability (#34 in MO, #2,977 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime C-, commute C-, amenities D.
• Richards R-V (rural): math 37% / reading 39% proficiency, ranked #187 of 324 in MO (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Richards Elem. (math 37% / reading 39%, grade F, #604 of 1,115 statewide, top 54%, 372 students, 63% FRL).
• Market conditions: 320 active listings in the ZIP; 53 units permitted in Howell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Howell County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,022 (15.6% 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 86 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.05%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.0%
• Equity multiple: 0.37×
• Total profit: $-20,421
• Equity at exit: $17,147

10-year hold

• IRR: -10.2%
• Equity multiple: 0.38×
• Total profit: $-20,040
• Equity at exit: $9,943

Cash invested: $32,200 (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 65775

• Home prices YoY: -16.4%
• Active inventory: 320
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $970 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $-28

Break-even live

Break-even rent $1,006

Max offer price $110,910

Occupancy floor 98%

Sensitivity live

Price	-10% $51	-5% $11	+0% $-28	+5% $-68	+10% $-108
Rent	-10% $-105	-5% $-67	+0% $-28	+5% $10	+10% $48
Rate	-1.0pp $30	-0.5pp $1	base $-28	+0.5pp $-58	+1.0pp $-88

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   status $115,000 Pending 86 DOM
2. 2026-06-18
   days on market $115,000 Active 86 DOM
3. 2026-06-17
   days on market $115,000 Active 85 DOM
4. 2026-06-16
   days on market $115,000 Active 84 DOM
5. 2026-06-15
   days on market $115,000 Active 83 DOM
6. 2026-06-13
   days on market $115,000 Active 81 DOM
7. 2026-06-12
   days on market $115,000 Active 80 DOM
8. 2026-06-09
   days on market $115,000 Active 77 DOM
9. 2026-06-08
   days on market $115,000 Active 76 DOM
10. 2026-06-07
    days on market $115,000 Active 75 DOM
11. 2026-06-05
    days on market $115,000 Active 73 DOM
12. 2026-06-04
    days on market $115,000 Active 71 DOM
13. 2026-06-02
    days on market $115,000 Active 70 DOM
14. 2026-06-01
    days on market $115,000 Active 69 DOM
15. 2026-05-31
    days on market $115,000 Active 68 DOM
16. 2026-05-19
    price $115,000
17. 2026-03-24
    listed $120,000 Active
18. 2022-07-25
    soldstatus Closed 298-char remark

    Show marketing remark (298 chars)

    Cozy little 3 bedroom, 2 bath home located on 3 beautiful acres just on the out skirts of West Plains. Newer vinyl flooring installed throughout living room and hallway. Richards school district. This property features a very nice clean shed that stays with the property. Fridge and stove included.

19. 2022-05-12
    historical 298-char remark

    Show marketing remark (298 chars)

    Cozy little 3 bedroom, 2 bath home located on 3 beautiful acres just on the out skirts of West Plains. Newer vinyl flooring installed throughout living room and hallway. Richards school district. This property features a very nice clean shed that stays with the property. Fridge and stove included.

20. 2022-05-11
    listed $90,000 298-char remark

    Show marketing remark (298 chars)

    Cozy little 3 bedroom, 2 bath home located on 3 beautiful acres just on the out skirts of West Plains. Newer vinyl flooring installed throughout living room and hallway. Richards school district. This property features a very nice clean shed that stays with the property. Fridge and stove included.

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $11,643
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$931
• − Management: −$931
• − Depreciation: −$3,345
• Taxable loss: −$2,307
• Est. tax savings @ 24.0%: +$554
• After-tax cash flow: $215/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 3-bedroom, 2-bath home on 3 acres requires moderate repairs and maintenance to improve its condition and value.

Repairs flagged

• Moderate Kitchen cabinets — Worn appearance
• Minor Bathroom fixtures — Dated appearance
• Moderate Exterior cleaning — Siding could use cleaning
• Major Landscaping — Lack of landscaping and dirt around foundation

Value-add opportunities

• Both Painting and updating kitchen cabinets — Improves appearance and functionality
• Both Landscaping and curb appeal — Enhances property's visual appeal
• Rental HVAC maintenance — Improves tenant comfort and reduces utility costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Moderate	$3,000–15,000
Bathroom fixtures · Dated appearance	Minor	$500–3,000
Exterior cleaning · Siding could use cleaning	Moderate	$3,000–15,000
Landscaping · Lack of landscaping and dirt around foundation	Major	$15,000–50,000
Total estimated repair cost · 4 items		$21,500–83,000

Value-add ROI direction

• Both Painting and updating kitchen cabinets — Improves appearance and functionality ↑
• Both Landscaping and curb appeal — Enhances property's visual appeal ↑
• Rental HVAC maintenance — Improves tenant comfort and reduces utility costs ↑

ⓘ 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: Richards R-V
• NCES district ID: 2926370
• Math proficiency: 37% ▼ -2.00%
• Reading proficiency: 39% ▼ -12.00%
• Median HH income: $36,052
• Composite: 31.5/100
• National rank: #5972
• State rank: #187 of 324 in MO

Livability — West Plains

• Score: 77/100
• State rank: #34
• US rank: #2977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 24,950

Population outlook (Howell County) Hauer SSP2

• Today (2025): 38,462 people
• By 2030: 37,240 · -3.2%
• By 2040: 34,495 · -10.3%
• By 2050: 31,450 · -18.2%
• By 2075: 23,660 · -38.5%
• By 2100: 16,373 · -57.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Portuguese 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Howell

• 2024 margin: Solid R (+66.8) · D 16.2% · R 83.0%
• 2008→2024 swing: -36.0pp toward R · 2008: -30.8pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+64.2 2016: R+63.2 2012: R+43.8 2008: R+30.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.99%
• Current HPI: 228.8763
• 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

+27.8% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $115,000 SOMO
• 2026-03-24 Listed $120,000 SOMO
• 2022-07-25 Sold (MLS) — SOMO
• 2022-05-12 Delisted — SOMO
• 2022-05-11 Listed $90,000 SOMO