27423 Clyne Dr · Gravois Mills, MO 65011

$110,000

2 bd · 1.0 ba · 460 sqft · Manufactured public records · 159 Days on market

Built 1970 2.00 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 +12.6/30.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• DSCR +3.8/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Livability +2.0/5.0

Listing remarks MLS

Lake of the Ozarks – Golden Beach opportunity! Nearly 2 acres in the sought-after Golden Beach area offering privacy, flexibility, and investment potential. Originally a singlewide transformed into a charming cabin with thoughtful additions, this property is perfect for a weekend getaway, full-time residence, or VRBO rental. CoMo Connect high-speed internet available! Features include a detached drive-through garage ideal for boat storage, vehicles, and lake toys, plus additional parking for guests. An unfinished bunkhouse currently provides storage but could easily be finished into a second rental cabin or guest quarters for added income potential. Private well and septic already in place. Lake-area setting offers a peaceful atmosphere while remaining close to boat ramps, restaurants, entertainment, and all the recreation Lake of the Ozarks is known for. Multiple lots provide added flexibility for expansion or future development.

Key facts

• Lake views
• Unfinished bunkhouse
• Private well

Tags

• LAKE VIEWS
• RENTAL FRIENDLY FLEXIBILITY
• DETACHED DRIVE THROUGH GARAGE
• UNFINISHED BUNKHOUSE
• PRIVATE WELL
• SEPTIC

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $-14 ($-166/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $80k (27.4% below list).
• Recommended offer: $80k (27.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 39/100 on livability (#999 in MO) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Morgan County R-II (rural): math 27% / reading 41% proficiency, ranked #240 of 324 in MO (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 42 active listings in the ZIP; 14 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($761 loan paydown + $2k appreciation (2.2% local appreciation)).
• Morgan County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $35k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $79,908 (27.4% 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 159 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-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: 0.73% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.54%
• DSCR: 0.98
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.26×
• Total profit: $7,957
• Equity at exit: $44,828

10-year hold

• IRR: 8.2%
• Equity multiple: 2.14×
• Total profit: $35,085
• Equity at exit: $65,679

Cash invested: $30,800 (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 65011

• Home prices YoY: 1.4%
• Active inventory: 42
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $799 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$22 /mo · $269/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $-14

Break-even live

Break-even rent $817

Max offer price $107,556

Occupancy floor 97%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $110,000 Active 159 DOM
2. 2026-06-17
   days on market $110,000 Active 158 DOM
3. 2026-06-16
   days on market $110,000 Active 157 DOM
4. 2026-06-15
   days on market $110,000 Active 156 DOM
5. 2026-06-13
   days on market $110,000 Active 154 DOM
6. 2026-06-12
   days on market $110,000 Active 153 DOM
7. 2026-06-09
   days on market $110,000 Active 150 DOM
8. 2026-06-08
   days on market $110,000 Active 149 DOM
9. 2026-06-07
   days on market $110,000 Active 148 DOM
10. 2026-06-07
    days on market $110,000 Active 147 DOM
11. 2026-06-04
    days on market $110,000 Active 144 DOM
12. 2026-06-02
    days on market $110,000 Active 143 DOM
13. 2026-06-01
    days on market $110,000 Active 142 DOM
14. 2026-05-31
    days on market $110,000 Active 141 DOM
15. 2026-05-07
    status Active 950-char remark

    Show marketing remark (950 chars)

    Lake of the Ozarks – Golden Beach opportunity! Nearly 2 acres in the sought-after Golden Beach area offering privacy, flexibility, and investment potential. Originally a singlewide transformed into a charming cabin with thoughtful additions, this property is perfect for a weekend getaway, full-time residence, or VRBO rental. CoMo Connect high-speed internet available! Features include a detached drive-through garage ideal for boat storage, vehicles, and lake toys, plus additional parking for guests. An unfinished bunkhouse currently provides storage but could easily be finished into a second rental cabin or guest quarters for added income potential. Private well and septic already in place. Lake-area setting offers a peaceful atmosphere while remaining close to boat ramps, restaurants, entertainment, and all the recreation Lake of the Ozarks is known for. Multiple lots provide added flexibility for expansion or future development.

16. 2026-05-07
    price $110,000 950-char remark

    Show marketing remark (950 chars)

    Lake of the Ozarks – Golden Beach opportunity! Nearly 2 acres in the sought-after Golden Beach area offering privacy, flexibility, and investment potential. Originally a singlewide transformed into a charming cabin with thoughtful additions, this property is perfect for a weekend getaway, full-time residence, or VRBO rental. CoMo Connect high-speed internet available! Features include a detached drive-through garage ideal for boat storage, vehicles, and lake toys, plus additional parking for guests. An unfinished bunkhouse currently provides storage but could easily be finished into a second rental cabin or guest quarters for added income potential. Private well and septic already in place. Lake-area setting offers a peaceful atmosphere while remaining close to boat ramps, restaurants, entertainment, and all the recreation Lake of the Ozarks is known for. Multiple lots provide added flexibility for expansion or future development.

17. 2026-04-17
    historical Active Under Contract 950-char remark

    Show marketing remark (950 chars)

    Lake of the Ozarks – Golden Beach opportunity! Nearly 2 acres in the sought-after Golden Beach area offering privacy, flexibility, and investment potential. Originally a singlewide transformed into a charming cabin with thoughtful additions, this property is perfect for a weekend getaway, full-time residence, or VRBO rental. CoMo Connect high-speed internet available! Features include a detached drive-through garage ideal for boat storage, vehicles, and lake toys, plus additional parking for guests. An unfinished bunkhouse currently provides storage but could easily be finished into a second rental cabin or guest quarters for added income potential. Private well and septic already in place. Lake-area setting offers a peaceful atmosphere while remaining close to boat ramps, restaurants, entertainment, and all the recreation Lake of the Ozarks is known for. Multiple lots provide added flexibility for expansion or future development.

18. 2026-04-14
    price $114,934 950-char remark

    Show marketing remark (950 chars)

    Lake of the Ozarks – Golden Beach opportunity! Nearly 2 acres in the sought-after Golden Beach area offering privacy, flexibility, and investment potential. Originally a singlewide transformed into a charming cabin with thoughtful additions, this property is perfect for a weekend getaway, full-time residence, or VRBO rental. CoMo Connect high-speed internet available! Features include a detached drive-through garage ideal for boat storage, vehicles, and lake toys, plus additional parking for guests. An unfinished bunkhouse currently provides storage but could easily be finished into a second rental cabin or guest quarters for added income potential. Private well and septic already in place. Lake-area setting offers a peaceful atmosphere while remaining close to boat ramps, restaurants, entertainment, and all the recreation Lake of the Ozarks is known for. Multiple lots provide added flexibility for expansion or future development.

19. 2026-04-10
    status Active 950-char remark

    Show marketing remark (950 chars)

    Lake of the Ozarks – Golden Beach opportunity! Nearly 2 acres in the sought-after Golden Beach area offering privacy, flexibility, and investment potential. Originally a singlewide transformed into a charming cabin with thoughtful additions, this property is perfect for a weekend getaway, full-time residence, or VRBO rental. CoMo Connect high-speed internet available! Features include a detached drive-through garage ideal for boat storage, vehicles, and lake toys, plus additional parking for guests. An unfinished bunkhouse currently provides storage but could easily be finished into a second rental cabin or guest quarters for added income potential. Private well and septic already in place. Lake-area setting offers a peaceful atmosphere while remaining close to boat ramps, restaurants, entertainment, and all the recreation Lake of the Ozarks is known for. Multiple lots provide added flexibility for expansion or future development.

20. 2026-03-17
    historical Active Under Contract 950-char remark

    Show marketing remark (950 chars)

    Lake of the Ozarks – Golden Beach opportunity! Nearly 2 acres in the sought-after Golden Beach area offering privacy, flexibility, and investment potential. Originally a singlewide transformed into a charming cabin with thoughtful additions, this property is perfect for a weekend getaway, full-time residence, or VRBO rental. CoMo Connect high-speed internet available! Features include a detached drive-through garage ideal for boat storage, vehicles, and lake toys, plus additional parking for guests. An unfinished bunkhouse currently provides storage but could easily be finished into a second rental cabin or guest quarters for added income potential. Private well and septic already in place. Lake-area setting offers a peaceful atmosphere while remaining close to boat ramps, restaurants, entertainment, and all the recreation Lake of the Ozarks is known for. Multiple lots provide added flexibility for expansion or future development.

21. 2026-01-10
    listed $145,000 Active 950-char remark

    Show marketing remark (950 chars)

    Lake of the Ozarks – Golden Beach opportunity! Nearly 2 acres in the sought-after Golden Beach area offering privacy, flexibility, and investment potential. Originally a singlewide transformed into a charming cabin with thoughtful additions, this property is perfect for a weekend getaway, full-time residence, or VRBO rental. CoMo Connect high-speed internet available! Features include a detached drive-through garage ideal for boat storage, vehicles, and lake toys, plus additional parking for guests. An unfinished bunkhouse currently provides storage but could easily be finished into a second rental cabin or guest quarters for added income potential. Private well and septic already in place. Lake-area setting offers a peaceful atmosphere while remaining close to boat ramps, restaurants, entertainment, and all the recreation Lake of the Ozarks is known for. Multiple lots provide added flexibility for expansion or future development.

22. 2022-02-22
    soldstatus
23. 2022-02-19
    soldstatus 580-char remark

    Show marketing remark (580 chars)

    So much potential available with nearly 2 acres of property in Golden Beach Subdivision! Originally a trailer with additions added to give it that cute cabin feel. A detached drive through garage to house your vehicles or store all your lake toys. Don't forget what was originally built to be a bunkhouse but has not yet been finished. Finish it out as a bunkhouse, use it as your own personal art studio, or dream big and turn it into whatever your heart desires. Selling as is to the dreamer who sees the potential and is ready to make it happen all with that amazing price tag.

24. 2021-12-09
    listed $98,900 580-char remark

    Show marketing remark (580 chars)

    So much potential available with nearly 2 acres of property in Golden Beach Subdivision! Originally a trailer with additions added to give it that cute cabin feel. A detached drive through garage to house your vehicles or store all your lake toys. Don't forget what was originally built to be a bunkhouse but has not yet been finished. Finish it out as a bunkhouse, use it as your own personal art studio, or dream big and turn it into whatever your heart desires. Selling as is to the dreamer who sees the potential and is ready to make it happen all with that amazing price tag.

ⓘ 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: $1,067 · $89/mo
• Expected delta: +$798/yr (+$66/mo · 296.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $9,589
• − Mortgage interest: −$6,162
• − Property taxes: −$269
• − Insurance: −$550
• − Repairs & maintenance: −$767
• − Management: −$767
• − Depreciation: −$3,200
• Taxable loss: −$2,126
• Est. tax savings @ 24.0%: +$510
• After-tax cash flow: $344/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: Morgan County R-II
• NCES district ID: 2930840
• Math proficiency: 27% ▼ -9.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $35,368
• Composite: 28.07/100
• National rank: #6837
• State rank: #240 of 324 in MO

Livability — Gravois Mills

• Score: 39/100
• State rank: #999
• US rank: #27396

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,216

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 18,779 people
• By 2030: 17,891 · -4.7%
• By 2040: 16,227 · -13.6%
• By 2050: 14,735 · -21.5%
• By 2075: 11,433 · -39.1%
• By 2100: 7,717 · -58.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Iranian 3% Scotch-Irish 1% Subsaharan African 1%
• Foreign-born: 0%
• Languages at home: 73% English-only · German/W. Germanic 27%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+59.7) · D 19.7% · R 79.4%
• 2008→2024 swing: -39.1pp toward R · 2008: -20.6pp · 2024: -59.7pp
• All cycles: 2024: R+59.7 2020: R+58.2 2016: R+56.6 2012: R+34.1 2008: R+20.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.24%
• Current HPI: 160.0546
• 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

+11.2% since first listed

10 events — show timeline

• 2026-05-07 Relisted — LOBR
• 2026-05-07 Price Changed $110,000 LOBR
• 2026-04-17 Contingent — LOBR
• 2026-04-14 Price Changed $114,934 LOBR
• 2026-04-10 Relisted — LOBR
• 2026-03-17 Contingent — LOBR
• 2026-01-10 Listed $145,000 LOBR
• 2022-02-22 Sold (Public Records) — Public Records
• 2022-02-19 Sold (MLS) — LOBR
• 2021-12-09 Listed $98,900 LOBR

Property tax history

-1.0%/yr

Latest (2025): $269 · +6.5% YoY. Source: county tax records.