None · Lebanon, MO 65536

$60,000

2 bd · 2.0 ba · 980 sqft · Manufactured · 9 Days on market

Built 1970 Fair condition 6.00 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy the peace and privacy of rural living with this 2-bedroom, 2-bath home nestled on a spacious 6-acre lot. Surrounded by open land and a quiet country setting, this property offers plenty of room to relax, explore, or create your ideal outdoor space. The home features a functional layout with two bedrooms and two full bathrooms, offering comfortable everyday living. Outside, you’ll find a storage shed for tools and equipment, along with an additional covered storage area—perfect for keeping outdoor items protected from the elements. Whether you’re looking for a serene getaway, investment opportunity, or a place to make your own, this property offers great potential in

Key facts

• Spacious lot
• Storage shed
• Covered storage area

Tags

• SPACIOUS LOT
• QUIET COUNTRY SETTING
• STORAGE SHED
• COVERED STORAGE AREA

Property features AI

Exterior

• Utilities: Shared well water; Lagoon sewer; Electricity connected (other electric provider); Propane owned; Water available; Sewer connected
• Home design: Residential mobile home; One level
• Construction: Other construction materials
• Exterior features: Back yard; Front yard; Private setting; Some trees

Interior

• Kitchen: Electric cooktop, Electric oven, Microwave
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (propane); Window air conditioning units
• Interior features: Electric cooktop; Electric oven; Microwave

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($912 rent vs $60k).
• Cap rate 12.4% vs local median 3.7% in Lebanon — 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 64/100 on livability (#308 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime D, amenities F, commute F.
• Laclede County C-5 (rural): math 22% / reading 29% proficiency, ranked #282 of 324 in MO (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Joel E. Barber Elem. (math 22% / reading 29%, grade F, #876 of 1,115 statewide, top 79%, 500 students, 26% FRL) — zoned schools average 26% FRL vs 49% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 256 active listings in the ZIP; 61 units permitted in Laclede County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Laclede County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.52% ✓
• Cap rate: 12.41%
• Cash-on-cash: 21.86%
• DSCR: 1.97
• GRM: 5.5

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: 14.5%
• Equity multiple: 1.58×
• Total profit: $9,782
• Equity at exit: $8,946

10-year hold

• IRR: 23.3%
• Equity multiple: 3.00×
• Total profit: $33,672
• Equity at exit: $5,188

Cash invested: $16,800 (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 65536

• Home prices YoY: -21.8%
• Active inventory: 256
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $912 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $306

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 61%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-15
   status Pending
2. 2026-05-06
   listed $60,000 Active

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,947
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$876
• − Management: −$876
• − Depreciation: −$1,745
• Taxable income: $2,889
• Est. tax owed @ 24.0%: −$693
• After-tax cash flow: $2,979/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 manufactured home requires extensive repairs and updates to improve its condition and value. The roof and exterior siding are in poor condition, and the interior needs fresh paint and new fixtures. New flooring, paint, and kitchen and bathroom updates would significantly increase its resale and rental value.

Repairs flagged

• Major roof — Visible leaks and damage
• Major exterior siding — Weathered and damaged
• Major flooring — Worn-out and in need of replacement
• Major interior walls/paint — Peeling paint and outdated decor
• Major bathrooms — Worn-out fixtures and outdated design
• Major kitchen — Outdated cabinets and appliances

Value-add opportunities

• Both new roof — Fixes major issue and improves curb appeal
• Both new siding — Enhances curb appeal and durability
• Both new flooring — Improves living space and adds value
• Both new paint — Refreshes interior and adds value
• Both new bathrooms — Modernizes and adds value
• Both new kitchen — Modernizes and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Visible leaks and damage	Major	$15,000–50,000
exterior siding · Weathered and damaged	Major	$15,000–50,000
flooring · Worn-out and in need of replacement	Major	$15,000–50,000
interior walls/paint · Peeling paint and outdated decor	Major	$15,000–50,000
bathrooms · Worn-out fixtures and outdated design	Major	$15,000–50,000
kitchen · Outdated cabinets and appliances	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both new roof — Fixes major issue and improves curb appeal ↑
• Both new siding — Enhances curb appeal and durability ↑
• Both new flooring — Improves living space and adds value ↑
• Both new paint — Refreshes interior and adds value ↑
• Both new bathrooms — Modernizes and adds value ↑
• Both new kitchen — Modernizes and adds value ↑

ⓘ 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: Laclede County C-5
• NCES district ID: 2917000
• Math proficiency: 22% ▼ -9.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $46,450
• Composite: 22.11/100
• National rank: #8178
• State rank: #282 of 324 in MO

Livability — Lebanon

• Score: 64/100
• State rank: #308
• US rank: #14040

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Laclede County · 29,915 people
• City population: 29,915
• Metro: Lebanon, MO
• Population (ZIP): 29,915
• Household income: $53,783
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 641.0

Population outlook (Laclede County) Hauer SSP2

• Today (2025): 34,730 people
• By 2030: 33,985 · -2.1%
• By 2040: 32,213 · -7.2%
• By 2050: 30,189 · -13.1%
• By 2075: 24,782 · -28.6%
• By 2100: 18,554 · -46.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Iranian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Laclede

• 2024 margin: Solid R (+66.8) · D 16.1% · R 82.9%
• 2008→2024 swing: +212.7pp toward D · 2008: -279.5pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+65.4 2016: R+64.5 2012: R+44.5 2008: R+279.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.82%
• Current HPI: 196.7643
• Rent YoY: —
• Metro: Lebanon, MO
• 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

• 2026-05-15 Pending — MARIS as Distributed by MLS Grid
• 2026-05-06 Listed $60,000 MARIS as Distributed by MLS Grid