240 Wayne 512 · Puxico, MO 63966

$85,000

3 bd · 1.0 ba · 865 sqft · Other · 183 Days on market

Built 2000 3.57 ac lot $98/sqft · 5% below area Est $90k · 5% under ↓ 29% since listing

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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 +24.6/30.0
• ARV discount +9.8/15.0
• Appreciation +8.1/10.0
• DSCR +8.0/10.0
• 1% rule +5.1/10.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fully furnished Mobile Home on 3.5 wooded acres in a secluded area near Wappapello Lake. Included with the property is a one car portable carport, a 30x30 heated and cooled building suitable for family gatherings, fish fries, and get togethers. Also included is a smaller open front building used for cooking and barbequing and an 18x20 storage shed. The Mobile Home features an 8x11 porch.

Key facts

• Secluded area
• Portable carport
• Porch

Tags

• WOODED ACRES
• SECLUDED AREA
• PORTABLE CARPORT
• HEATED AND COOLED BUILDING
• STORAGE SHED
• PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($856 rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.6% in Puxico — 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 66/100 on livability (#253 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools D, employment D.
• Greenville R-II (rural): math 34% / reading 37% proficiency, ranked #228 of 324 in MO (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($588 loan paydown + $5k appreciation (6.2% local appreciation)).
• Wayne County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.01% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.90%
• DSCR: 1.40
• GRM: 8.3

CMA / ARV

• ARV (median comp): $89,508
• List price: $85,000
• Delta: -5.04%
• Verdict: FAIR
• Comps: 4 within 2.0 mi

Projected returns pro-forma

6.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.1%
• Equity multiple: 2.54×
• Total profit: $36,636
• Equity at exit: $54,390

10-year hold

• IRR: 21.8%
• Equity multiple: 5.15×
• Total profit: $98,651
• Equity at exit: $99,470

Cash invested: $23,800 (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 63966

• Home prices YoY: 3.5%
• Active inventory: 25
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $856 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$18 /mo · $219/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $176

Break-even live

Break-even rent $632

Max offer price $85,000

Occupancy floor 74%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-12
   statusdays on market $85,000 Pending 183 DOM
2. 2026-06-09
   days on market $85,000 Active 181 DOM
3. 2026-06-08
   days on market $85,000 Active 180 DOM
4. 2026-06-07
   days on market $85,000 Active 179 DOM
5. 2026-06-05
   days on market $85,000 Active 177 DOM
6. 2026-06-04
   days on market $85,000 Active 175 DOM
7. 2026-06-02
   days on market $85,000 Active 174 DOM
8. 2026-06-01
   days on market $85,000 Active 173 DOM
9. 2026-05-31
   days on market $85,000 Active 172 DOM
10. 2026-05-16
    price $85,000 393-char remark

    Show marketing remark (393 chars)

    Fully furnished Mobile Home on 3.5 wooded acres in a secluded area near Wappapello Lake. Included with the property is a one car portable carport, a 30x30 heated and cooled building suitable for family gatherings, fish fries, and get togethers. Also included is a smaller open front building used for cooking and barbequing and an 18x20 storage shed. The Mobile Home features an 8x11 porch.

11. 2025-12-10
    listed $120,000 Active 393-char remark

    Show marketing remark (393 chars)

    Fully furnished Mobile Home on 3.5 wooded acres in a secluded area near Wappapello Lake. Included with the property is a one car portable carport, a 30x30 heated and cooled building suitable for family gatherings, fish fries, and get togethers. Also included is a smaller open front building used for cooking and barbequing and an 18x20 storage shed. The Mobile Home features an 8x11 porch.

12. 2025-09-15
    soldstatus

ⓘ 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: $219 · $18/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$605/yr (+$50/mo · 276.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $10,266
• − Mortgage interest: −$4,761
• − Property taxes: −$219
• − Insurance: −$425
• − Repairs & maintenance: −$821
• − Management: −$821
• − Depreciation: −$2,473
• Taxable income: $745
• Est. tax owed @ 24.0%: −$179
• After-tax cash flow: $1,938/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: Greenville R-II
• NCES district ID: 2913380
• Math proficiency: 34% ▲ 8.00%
• Reading proficiency: 37% ▼ -5.00%
• Median HH income: $32,394
• Composite: 29.08/100
• National rank: #6599
• State rank: #228 of 324 in MO

Livability — Puxico

• Score: 66/100
• State rank: #253
• US rank: #12278

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,183

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 13,005 people
• By 2030: 12,767 · -1.8%
• By 2040: 12,319 · -5.3%
• By 2050: 11,828 · -9.1%
• By 2075: 10,806 · -16.9%
• By 2100: 9,610 · -26.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 13%
• Common ancestry: Serbian 3% Lithuanian 2% Iranian 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+72.6) · D 13.4% · R 86.0%
• 2008→2024 swing: -47.6pp toward R · 2008: -25.0pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+70.5 2016: R+64.4 2012: R+34.6 2008: R+25.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.18%
• Current HPI: 180.2321
• 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

-29.2% since first listed

3 events — show timeline

• 2026-05-16 Price Changed $85,000 MARIS as Distributed by MLS Grid
• 2025-12-10 Listed $120,000 MARIS as Distributed by MLS Grid
• 2025-09-15 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $219 · +5.7% YoY. Source: county tax records.