889 Powell Rd · Kirbyville, MO 65679

$115,000

1 bd · 1.0 ba · 744 sqft · Other · 59 Days on market

Built 2006 6.38 ac lot

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +4.4/10.0
• Livability +3.0/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Through no fault of the Seller this is back on the market. Buyer could not perform. Looking for your next project! Have I got a deal for you! :0 Add the nice 2 car garage AND it is situated on 4.68 acres, so plenty of space for whatever your needs might be. This property is being sold in ''AS IS'' condition. No repairs will be made. Be aware of open vents with no covers in living room floor. Back deck is in disrepair. Please use caution when entering. That's why we call them fixer uppers! :) Cash only.

Key facts

• Private getaway
• New septic installed
• Sheetrock completed

Tags

• 5 ACRE PROPERTY
• NEW SEPTIC INSTALLED
• SHEETROCK COMPLETED
• ROOM TO ADD MULTIPLE CABINS
• PRIME TOURIST AREA
• PRIVATE GETAWAY

Property features AI

Exterior

• Parking: 2-car garage; Driveway
• Utilities: Public water; Septic tank; Propane
• Home design: Residential mobile home; Single-wide; Metal roof; Faces front
• Construction: Vinyl siding; Built as a mobile home
• Exterior features: Covered front porch; Chain link fencing; Few trees on lot; Asphalt road access

Interior

• Kitchen: Gas oven; Cooktop; Dishwasher; Refrigerator; Electric water heater
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Wood heating (fireplace); Additional heating; Ceiling fans; Wall cooling unit(s)
• Interior features: Kitchen island; Laminate countertops; Window coverings and blinds; Free-standing wood-burning fireplace
• Laundry & utility: Washer and dryer on main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $36 ($428/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 $90k (21.9% below list).
• Recommended offer: $90k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.3% in Kirbyville — 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 60/100 on livability (#494 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: health & safety C-, employment D, crime F.
• Kirbyville R-VI (rural): math 50% / reading 50% proficiency, ranked #128 of 535 in MO (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Kirbyville Elem. (math 50% / reading 50%, grade D, #284 of 1,115 statewide, top 30%, 113 students, 67% FRL); Kirbyville Middle (math 32% / reading 52%, grade D-, #149 of 391 statewide, top 41%, 107 students, 67% FRL) — zoned schools average 67% FRL vs 49% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 29 active listings in the ZIP; 331 units permitted in Taney County in 2024 (50 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.
• Taney County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $25k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $89,758 (21.9% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F 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?
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: 0.78% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 10.7

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-16,423
• Equity at exit: $17,147

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-11,622
• 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 65679

• Home prices YoY: -11.7%
• Active inventory: 29
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $898 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$22 /mo · $269/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $36

Break-even live

Break-even rent $852

Max offer price $115,000

Occupancy floor 91%

Sensitivity live

Price	-10% $101	-5% $68	+0% $36	+5% $3	+10% $-29
Rent	-10% $-35	-5% $0	+0% $36	+5% $71	+10% $107
Rate	-1.0pp $94	-0.5pp $65	base $36	+0.5pp $6	+1.0pp $-24

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 29 events

1. 2026-06-22
   days on market $115,000 Active 59 DOM
2. 2026-06-19
   days on market $115,000 Active 56 DOM
3. 2026-06-18
   days on market $115,000 Active 55 DOM
4. 2026-06-17
   days on market $115,000 Active 54 DOM
5. 2026-06-16
   days on market $115,000 Active 53 DOM
6. 2026-06-15
   days on market $115,000 Active 52 DOM
7. 2026-06-14
   days on market $115,000 Active 50 DOM
8. 2026-06-12
   days on market $115,000 Active 49 DOM
9. 2026-06-09
   days on market $115,000 Active 46 DOM
10. 2026-06-08
    days on market $115,000 Active 45 DOM
11. 2026-06-07
    days on market $115,000 Active 44 DOM
12. 2026-06-03
    days on market $115,000 Active 40 DOM
13. 2026-06-02
    days on market $115,000 Active 39 DOM
14. 2026-06-01
    days on market $115,000 Active 38 DOM
15. 2026-05-31
    days on market $115,000 Active 37 DOM
16. 2026-05-30
    days on market $115,000 Active 36 DOM
17. 2026-05-11
    price $115,000
18. 2026-05-01
    price $130,000
19. 2026-04-24
    listed $140,000 Active
20. 2024-06-20
    soldstatus Closed 511-char remark

    Show marketing remark (511 chars)

    Through no fault of the Seller this is back on the market. Buyer could not perform. Looking for your next project! Have I got a deal for you! :0 Add the nice 2 car garage AND it is situated on 4.68 acres, so plenty of space for whatever your needs might be. This property is being sold in ''AS IS'' condition. No repairs will be made. Be aware of open vents with no covers in living room floor. Back deck is in disrepair. Please use caution when entering. That's why we call them fixer uppers! :) Cash only.

21. 2024-06-20
    soldstatus

    Show marketing remark (511 chars)

    Through no fault of the Seller this is back on the market. Buyer could not perform. Looking for your next project! Have I got a deal for you! :0 Add the nice 2 car garage AND it is situated on 4.68 acres, so plenty of space for whatever your needs might be. This property is being sold in ''AS IS'' condition. No repairs will be made. Be aware of open vents with no covers in living room floor. Back deck is in disrepair. Please use caution when entering. That's why we call them fixer uppers! :) Cash only.

22. 2024-06-12
    status Pending 511-char remark

    Show marketing remark (511 chars)

    Through no fault of the Seller this is back on the market. Buyer could not perform. Looking for your next project! Have I got a deal for you! :0 Add the nice 2 car garage AND it is situated on 4.68 acres, so plenty of space for whatever your needs might be. This property is being sold in ''AS IS'' condition. No repairs will be made. Be aware of open vents with no covers in living room floor. Back deck is in disrepair. Please use caution when entering. That's why we call them fixer uppers! :) Cash only.

23. 2024-05-06
    status Active 511-char remark

    Show marketing remark (511 chars)

    Through no fault of the Seller this is back on the market. Buyer could not perform. Looking for your next project! Have I got a deal for you! :0 Add the nice 2 car garage AND it is situated on 4.68 acres, so plenty of space for whatever your needs might be. This property is being sold in ''AS IS'' condition. No repairs will be made. Be aware of open vents with no covers in living room floor. Back deck is in disrepair. Please use caution when entering. That's why we call them fixer uppers! :) Cash only.

24. 2024-04-30
    status Pending 511-char remark

    Show marketing remark (511 chars)

    Through no fault of the Seller this is back on the market. Buyer could not perform. Looking for your next project! Have I got a deal for you! :0 Add the nice 2 car garage AND it is situated on 4.68 acres, so plenty of space for whatever your needs might be. This property is being sold in ''AS IS'' condition. No repairs will be made. Be aware of open vents with no covers in living room floor. Back deck is in disrepair. Please use caution when entering. That's why we call them fixer uppers! :) Cash only.

25. 2024-04-25
    listed $65,000 Active 511-char remark

    Show marketing remark (511 chars)

    Through no fault of the Seller this is back on the market. Buyer could not perform. Looking for your next project! Have I got a deal for you! :0 Add the nice 2 car garage AND it is situated on 4.68 acres, so plenty of space for whatever your needs might be. This property is being sold in ''AS IS'' condition. No repairs will be made. Be aware of open vents with no covers in living room floor. Back deck is in disrepair. Please use caution when entering. That's why we call them fixer uppers! :) Cash only.

26. 1999-12-10
    soldstatus
27. 1999-12-08
    soldstatus
28. 1996-06-28
    soldstatus
29. 1993-10-28
    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: $269 · $22/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$847/yr (+$71/mo · 314.8%)

ⓘ 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 ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,771
• − Mortgage interest: −$6,442
• − Property taxes: −$269
• − Insurance: −$575
• − Repairs & maintenance: −$862
• − Management: −$862
• − Depreciation: −$3,345
• Taxable loss: −$1,584
• Est. tax savings @ 24.0%: +$380
• After-tax cash flow: $808/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: Kirbyville R-VI
• NCES district ID: 2916710
• Math proficiency: 50% ▲ 5.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $41,364
• Composite: 43.98/100
• National rank: #6266
• State rank: #128 of 535 in MO

Livability — Kirbyville

• Score: 60/100
• State rank: #494
• US rank: #19167

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,738

Population outlook (Taney County) Hauer SSP2

• Today (2025): 59,017 people
• By 2030: 61,235 · +3.8%
• By 2040: 65,225 · +10.5%
• By 2050: 68,842 · +16.6%
• By 2075: 77,705 · +31.7%
• By 2100: 82,002 · +38.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 3% Native American 2%
• Common ancestry: Serbian 3% Iranian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Taney

• 2024 margin: Solid R (+59.3) · D 19.9% · R 79.2%
• 2008→2024 swing: -22.2pp toward R · 2008: -37.2pp · 2024: -59.3pp
• All cycles: 2024: R+59.3 2020: R+57.7 2016: R+59.3 2012: R+47.4 2008: R+37.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.10%
• Current HPI: 203.7471
• 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

+76.9% since first listed

13 events — show timeline

• 2026-05-11 Price Changed $115,000 SOMO
• 2026-05-01 Price Changed $130,000 SOMO
• 2026-04-24 Listed $140,000 SOMO
• 2024-06-20 Sold (Public Records) — Public Records
• 2024-06-20 Sold (MLS) — SOMO
• 2024-06-12 Pending — SOMO
• 2024-05-06 Relisted — SOMO
• 2024-04-30 Pending — SOMO
• 2024-04-25 Listed $65,000 SOMO
• 1999-12-10 Sold (Public Records) — Public Records
• 1999-12-08 Sold (Public Records) — Public Records
• 1996-06-28 Sold (Public Records) — Public Records
• 1993-10-28 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $269 · -4.0% YoY. Source: county tax records.