106 Missouri St · Urbana, MO 65767

$92,500

2 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 101 Days on market

Built 1995 0.31 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 +26.8/30.0
• DSCR +9.2/10.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +5.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great mobile home close to Pomme de Terre Lake! Outside you'll find a 2-bay shop for your vehicle and/or boat, a covered gazebo, and a fenced in back yard. Windows and roof are in good condition and trailer has central heat and air!Seller is selling as-is. Trailer to be conveyed with MO Bill of Sale.

Key facts

• Covered gazebo
• 2-bay shop
• Central heat and air

Tags

• POMME DE TERRE LAKE
• 2-BAY SHOP
• COVERED GAZEBO
• FENCED IN BACK YARD
• CENTRAL HEAT AND AIR

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $92k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $84k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 4.0% in Urbana — 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 57/100 on livability (#629 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Hickory County R-I (rural): math 65% / reading 66% proficiency, ranked #8 of 324 in MO (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Skyline Elem. (math 82% / reading 82%, grade A+, #4 of 1,115 statewide, top 0%, 306 students, 45% FRL); Skyline Middle (math 57% / reading 59%, grade B, #26 of 391 statewide, top 7%, 206 students, 40% FRL); Skyline High (math 64% / reading 74%, grade B, #10 of 521 statewide, top 2%, 215 students, 38% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: 36 active listings in the ZIP; 8 units permitted in Dallas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($640 loan paydown + $6k appreciation (6.3% local appreciation)).
• Dallas County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $84,175 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 1.10% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.77%
• DSCR: 1.52
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.8%
• Equity multiple: 2.73×
• Total profit: $44,774
• Equity at exit: $60,200

10-year hold

• IRR: 24.0%
• Equity multiple: 5.57×
• Total profit: $118,480
• Equity at exit: $110,986

Cash invested: $25,900 (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 65767

• Home prices YoY: 2.5%
• Active inventory: 36
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,016 medium
• Mortgage (P&I): −$485
• Tax from tax record: −$25 /mo · $297/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $254

Break-even live

Break-even rent $694

Max offer price $92,500

Occupancy floor 70%

Sensitivity live

Price	-10% $306	-5% $280	+0% $254	+5% $228	+10% $202
Rent	-10% $174	-5% $214	+0% $254	+5% $294	+10% $334
Rate	-1.0pp $301	-0.5pp $278	base $254	+0.5pp $230	+1.0pp $206

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $92,500 Active 101 DOM
2. 2026-06-19
   days on market $92,500 Active 99 DOM
3. 2026-06-18
   days on market $92,500 Active 98 DOM
4. 2026-06-17
   days on market $92,500 Active 97 DOM
5. 2026-06-16
   days on market $92,500 Active 96 DOM
6. 2026-06-15
   days on market $92,500 Active 95 DOM
7. 2026-06-14
   days on market $92,500 Active 93 DOM
8. 2026-06-12
   days on market $92,500 Active 92 DOM
9. 2026-06-09
   days on market $92,500 Active 89 DOM
10. 2026-06-08
    days on market $92,500 Active 88 DOM
11. 2026-06-07
    days on market $92,500 Active 87 DOM
12. 2026-06-05
    days on market $92,500 Active 84 DOM
13. 2026-06-03
    days on market $92,500 Active 83 DOM
14. 2026-06-02
    days on market $92,500 Active 82 DOM
15. 2026-06-01
    days on market $92,500 Active 81 DOM
16. 2026-05-31
    days on market $92,500 Active 80 DOM
17. 2026-05-30
    days on market $92,500 Active 79 DOM
18. 2026-04-10
    price $92,500 302-char remark

    Show marketing remark (302 chars)

    Great mobile home close to Pomme de Terre Lake! Outside you'll find a 2-bay shop for your vehicle and/or boat, a covered gazebo, and a fenced in back yard. Windows and roof are in good condition and trailer has central heat and air!Seller is selling as-is. Trailer to be conveyed with MO Bill of Sale.

19. 2026-03-12
    listed $94,900 Active 302-char remark

    Show marketing remark (302 chars)

    Great mobile home close to Pomme de Terre Lake! Outside you'll find a 2-bay shop for your vehicle and/or boat, a covered gazebo, and a fenced in back yard. Windows and roof are in good condition and trailer has central heat and air!Seller is selling as-is. Trailer to be conveyed with MO Bill of Sale.

20. 2025-11-19
    price $87,000
21. 2025-10-19
    listed $95,000 Active
22. 2025-08-29
    soldstatus Closed
23. 2025-08-21
    status Pending
24. 2025-08-15
    status Active
25. 2025-07-21
    status Pending
26. 2025-07-11
    listed $87,000 Active
27. 2021-07-22
    soldstatus
28. 2021-07-20
    soldstatus
29. 2021-02-27
    listed $46,000
30. 2020-08-03
    soldstatus
31. 2020-07-24
    soldstatus
32. 2020-04-16
    listed $35,000

ⓘ 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: $297 · $25/mo
• Projected year-2 tax: $897 · $75/mo
• Expected delta: +$600/yr (+$50/mo · 202.2%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,188
• − Mortgage interest: −$5,181
• − Property taxes: −$297
• − Insurance: −$462
• − Repairs & maintenance: −$975
• − Management: −$975
• − Depreciation: −$2,691
• Taxable income: $1,606
• Est. tax owed @ 24.0%: −$386
• After-tax cash flow: $2,663/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: Hickory County R-I
• NCES district ID: 2914320
• Math proficiency: 65% ▼ -4.00%
• Reading proficiency: 66% ▲ 1.00%
• Median HH income: $33,125
• Composite: 54.03/100
• National rank: #1393
• State rank: #8 of 324 in MO

Livability — Urbana

• Score: 57/100
• State rank: #629
• US rank: #21576

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Urbana, MO
• Population (ZIP): 1,860

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 15,419 people
• By 2030: 14,668 · -4.9%
• By 2040: 13,045 · -15.4%
• By 2050: 11,341 · -26.4%
• By 2075: 8,096 · -47.5%
• By 2100: 5,656 · -63.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5%
• Common ancestry: Romanian 14% Iranian 9% Italian 1%
• Foreign-born: 0%

Political lean MEDSL · Dallas

• 2024 margin: Solid R (+64.6) · D 17.3% · R 81.8%
• 2008→2024 swing: -35.4pp toward R · 2008: -29.1pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+64.7 2016: R+62.1 2012: R+39.4 2008: R+29.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.35%
• Current HPI: 256.3794
• 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

+164.3% since first listed

15 events — show timeline

• 2026-04-10 Price Changed $92,500 SOMO
• 2026-03-12 Listed $94,900 SOMO
• 2025-11-19 Price Changed $87,000 SOMO
• 2025-10-19 Listed $95,000 SOMO
• 2025-08-29 Sold (MLS) — SOMO
• 2025-08-21 Pending — SOMO
• 2025-08-15 Relisted — SOMO
• 2025-07-21 Pending — SOMO
• 2025-07-11 Listed $87,000 SOMO
• 2021-07-22 Sold (Public Records) — Public Records
• 2021-07-20 Sold (MLS) — SOMO
• 2021-02-27 Listed $46,000 SOMO
• 2020-08-03 Sold (MLS) — SOMO
• 2020-07-24 Sold (Public Records) — Public Records
• 2020-04-16 Listed $35,000 SOMO

Property tax history

+3.1%/yr

Latest (2025): $297 · +1.7% YoY. Source: county tax records.