34385 Ratcliff Rd · Latham, MO 65018

$145,000

3 bd · 2.0 ba · 1,248 sqft · Other public records · 15 Days on market

Built 1999 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 +14.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Schools +4.1/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy country living with this 3 bedroom, 2 bath manufactured home situated on 3 acres. This spacious home offers a comfortable layout with a large living area, functional kitchen and a private primary suite with its own private bathroom. Outside you'll find plenty of room for gardening, recreation, and pets or if you are looking for an investment property this one could be what you are looking for. All new siding and exterior front door.

Key facts

• Functional kitchen
• Large living area
• New siding

Tags

• 3 ACRES
• LARGE LIVING AREA
• FUNCTIONAL KITCHEN
• PRIVATE PRIMARY SUITE
• NEW SIDING
• EXTERIOR FRONT DOOR

Property features AI

Exterior

• Parking: 2 covered parking spaces; 2-car garage; Carport
• Home design: Residential single-family home
• Exterior features: 3-acre lot; Directions: California - Hwy 87 South to Hwy F, follow to Hwy MM; from Hwy MM turn left on Ratcliff Rd. Property is the 2nd home

Interior

• Bedrooms: Double wide (park name)
• Bathrooms: 2 full bathrooms
• Interior features: Single-level living

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $145k.

Deal economics

• At list price, monthly cash flow is $27 ($324/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (23.3% below list).
• Recommended offer: $111k (23.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Moniteau County R-V (rural): math 40% / reading 50% proficiency, ranked #178 of 535 in MO (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Latham Elem. (math 30% / reading 50%, 27 students, 48% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 43 active listings in the ZIP; 3 units permitted in Moniteau County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 $111,272 (23.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.77% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.80%
• DSCR: 1.04
• GRM: 10.9

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-21,853
• Equity at exit: $21,620

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-17,123
• Equity at exit: $12,537

Cash invested: $40,600 (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 65018

• Home prices YoY: -26.1%
• Active inventory: 43
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$31 /mo · $375/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $27

Break-even live

Break-even rent $1,079

Max offer price $145,000

Occupancy floor 93%

Sensitivity live

Price	-10% $109	-5% $68	+0% $27	+5% $-14	+10% $-55
Rent	-10% $-61	-5% $-17	+0% $27	+5% $71	+10% $115
Rate	-1.0pp $100	-0.5pp $64	base $27	+0.5pp $-11	+1.0pp $-49

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-12
   statusdays on market $145,000 Pending 15 DOM
2. 2026-06-09
   days on market $145,000 Active 12 DOM
3. 2026-06-08
   days on market $145,000 Active 11 DOM
4. 2026-06-07
   days on market $145,000 Active 10 DOM
5. 2026-06-05
   days on market $145,000 Active 8 DOM
6. 2026-06-04
   days on market $145,000 Active 6 DOM
7. 2026-06-02
   days on market $145,000 Active 5 DOM
8. 2026-06-01
   days on market $145,000 Active 4 DOM
9. 2026-05-31
   days on market $145,000 Active 3 DOM
10. 2026-03-20
    listed $145,000 Active
11. 2010-01-28
    listed $59,000

ⓘ 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: $375 · $31/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$1,031/yr (+$86/mo · 275.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,353
• − Mortgage interest: −$8,122
• − Property taxes: −$375
• − Insurance: −$725
• − Repairs & maintenance: −$1,068
• − Management: −$1,068
• − Depreciation: −$4,218
• Taxable loss: −$2,224
• Est. tax savings @ 24.0%: +$534
• After-tax cash flow: $858/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: Moniteau County R-V
• NCES district ID: 2921180
• Math proficiency: 40% ▲ 10.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $52,405
• Composite: 41.07/100
• National rank: #7446
• State rank: #178 of 535 in MO

Livability — Latham

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 7,811

Population outlook (Moniteau County) Hauer SSP2

• Today (2025): 16,265 people
• By 2030: 16,309 · +0.3%
• By 2040: 16,437 · +1.1%
• By 2050: 16,475 · +1.3%
• By 2075: 15,956 · -1.9%
• By 2100: 14,142 · -13.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 10% Two or more races 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 4% Serbian 2% Lithuanian 2%
• Foreign-born: 4% · Canada, Philippines
• Languages at home: 90% English-only · Spanish 7% German/W. Germanic 2% Other Asian/Pacific 1%

Political lean MEDSL · Moniteau

• 2024 margin: Solid R (+62.8) · D 18.1% · R 80.8% · Other 1.1%
• 2008→2024 swing: -27.0pp toward R · 2008: -35.8pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+62.0 2016: R+60.3 2012: R+48.0 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.63%
• Current HPI: 214.3568
• 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

+145.8% since first listed

2 events — show timeline

• 2026-03-20 Listed $145,000 WCAR
• 2010-01-28 Listed $59,000 JCMLS

Property tax history

+3.9%/yr

Latest (2025): $375 · +0.9% YoY. Source: county tax records.