622 Bradley St · Higbee, MO 65257

$125,000

3 bd · 2.0 ba · 1,960 sqft · Manufactured public records · 12 Days on market

Built 1999

---

Why this score? — see what drove the C 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 +18.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.2/10.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

?? FOR SALE & acirc; & euro; & ldquo; HIGBEE R-VIII SCHOOL DISTRICT ?? ? 3 Bedrooms | 2 Bathrooms | 1,960 Sq. Ft. ? This spacious and well-maintained home offers approximately 1,960 square feet of comfortable living space with room for the entire family. Featuring multiple living areas, generous storage, and numerous major updates, this property is move-in ready and designed for everyday living. The home includes a large living room, separate family room, spacious kitchen with abundant cabinetry and workspace, dedicated laundry area, and a private primary suite. The primary bathroom features a double vanity and relaxing garden tub, creating the perfect retreat at the end of t

Key facts

• New metal roof
• New cortec flooring
• Large living room

Tags

• HIGBEE R-VIII SCHOOL DISTRICT
• NEW CORTEC FLOORING
• NEW HVAC SYSTEM
• NEW METAL ROOF
• LARGE LIVING ROOM
• ADDITIONAL FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/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 $115k (8.1% below list).
• Recommended offer: $115k (8.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#471 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, employment D, crime F.
• Higbee R-VIII (rural): math 30% / reading 45% proficiency, ranked #357 of 535 in MO (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 25 units permitted in Randolph County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Randolph County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $114,890 (8.1% 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. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.90%
• DSCR: 1.17
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.1%
• Equity multiple: 3.15×
• Total profit: $75,306
• Equity at exit: $112,610

10-year hold

• IRR: 23.7%
• Equity multiple: 7.17×
• Total profit: $216,009
• Equity at exit: $242,848

Cash invested: $35,000 (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 65257

• Home prices YoY: 3.9%
• Active inventory: 14
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,149 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$86 /mo · $1,034/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $114

Break-even live

Break-even rent $1,005

Max offer price $125,000

Occupancy floor 85%

Sensitivity live

Price	-10% $185	-5% $149	+0% $114	+5% $79	+10% $43
Rent	-10% $23	-5% $69	+0% $114	+5% $159	+10% $205
Rate	-1.0pp $177	-0.5pp $146	base $114	+0.5pp $81	+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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $125,000 Active 12 DOM
2. 2026-06-21
   days on market $125,000 Active 11 DOM
3. 2026-06-18
   days on market $125,000 Active 9 DOM
4. 2026-06-17
   days on market $125,000 Active 8 DOM
5. 2026-06-16
   days on market $125,000 Active 7 DOM
6. 2026-06-15
   days on market $125,000 Active 6 DOM
7. 2026-06-13
   days on market $125,000 Active 4 DOM
8. 2026-06-12
   days on market $125,000 Active 3 DOM
9. 2026-06-09
   remarks 687-char remark
10. 2026-06-09
    listed $125,000 Active 1 DOM

ⓘ 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: $1,034 · $86/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$179/yr (+$15/mo · 17.3%)

ⓘ 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 3/10 Moderate 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,787
• − Mortgage interest: −$7,002
• − Property taxes: −$1,034
• − Insurance: −$625
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$3,636
• Taxable loss: −$716
• Est. tax savings @ 24.0%: +$172
• After-tax cash flow: $1,539/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: Higbee R-VIII
• NCES district ID: 2914370
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $40,841
• Composite: 34.05/100
• National rank: #10298
• State rank: #357 of 535 in MO

Livability — Higbee

• Score: 60/100
• State rank: #471
• US rank: #18725

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Higbee, MO
• Population (ZIP): 1,703

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 24,596 people
• By 2030: 24,213 · -1.6%
• By 2040: 23,184 · -5.7%
• By 2050: 22,081 · -10.2%
• By 2075: 18,994 · -22.8%
• By 2100: 15,070 · -38.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+52.2) · D 23.3% · R 75.5% · Other 1.2%
• 2008→2024 swing: -28.9pp toward R · 2008: -23.3pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+51.5 2016: R+50.9 2012: R+36.6 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.12%
• Current HPI: 270.6918
• 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

2 events — show timeline

• 2026-06-10 Listed $125,000 FSBO.com
• 1999-07-30 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,034 · +2.0% YoY. Source: county tax records.