461 John St · Waco, MO 64832

$54,999

3 bd · 2.0 ba · 1,642 sqft · Other · 22 Days on market

Built 2000 0.28 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Schools +4.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Carl Junction Schools!!! This 3 bedroom 2 bath manufactured home is 15 years old! With New carpet you can make this home. Large living room and kitchen. Wait until you see the Master Suite! Call for more information or to see today. managed by mmrem.com case #291-363923HUD home selling ''AS IS'' Absolutely NO repairs until after close. Place offers @ Hudhomestore.com Please call if you need help or have questions.

Key facts

• Open floor plan
• Double lot
• Vaulted ceilings

Tags

• DOUBLE LOT
• OPEN FLOOR PLAN
• VAULTED CEILINGS

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Septic tank for sewer
• Home design: Manufactured single-family residence; Double wide; One-story; Entry level not specified; Facing direction not specified
• Construction: Vinyl siding; Composition roof; Block foundation; Built as a manufactured house
• Exterior features: Patio; Level topography; Lot approximately 100 x 120

Interior

• Kitchen: Eat-in kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central electric heating; Has cooling
• Interior features: Eat-in kitchen; Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $736 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#580 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Carl Junction R-I (suburban): math 42% / reading 53% proficiency, ranked #57 of 324 in MO (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Carl Junction Primary K-1 (670 students, 37% FRL); Carl Junction Jr. High (math 43% / reading 50%, grade D+, #99 of 391 statewide, top 26%, 501 students, 42% FRL).
• Market conditions: 6 active listings in the ZIP; 602 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($380 loan paydown + $852 appreciation (1.6% local appreciation)).
• At projected returns (1.6% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,174 (1.5% 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 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?
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: 2.49% ✓
• Cap rate: 22.35%
• Cash-on-cash: 57.36%
• DSCR: 3.55
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 60.7%
• Equity multiple: 4.21×
• Total profit: $49,406
• Equity at exit: $20,362

10-year hold

• IRR: 61.6%
• Equity multiple: 8.51×
• Total profit: $115,604
• Equity at exit: $28,332

Cash invested: $15,400 (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 64832

• Home prices YoY: 1.3%
• Active inventory: 6
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,371 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$35 /mo · $426/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $736

Break-even live

Break-even rent $439

Max offer price $54,999

Occupancy floor 41%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $54,999 Active 22 DOM
2. 2026-06-18
   days on market $54,999 Active 21 DOM
3. 2026-06-17
   days on market $54,999 Active 20 DOM
4. 2026-06-16
   days on market $54,999 Active 19 DOM
5. 2026-06-15
   days on market $54,999 Active 18 DOM
6. 2026-06-14
   days on market $54,999 Active 16 DOM
7. 2026-06-13
   days on market $54,999 Active 15 DOM
8. 2026-06-10
   days on market $54,999 Active 13 DOM
9. 2026-06-09
   days on market $54,999 Active 12 DOM
10. 2026-06-08
    days on market $54,999 Active 11 DOM
11. 2026-06-07
    days on market $54,999 Active 10 DOM
12. 2026-06-03
    days on market $54,999 Active 6 DOM
13. 2026-06-03
    price $54,999 Active 5 DOM
14. 2026-06-02
    days on market $59,999 Active 5 DOM
15. 2026-06-01
    days on market $59,999 Active 4 DOM
16. 2026-05-31
    days on market $59,999 Active 3 DOM
17. 2026-05-30
    days on market $59,999 Active 2 DOM
18. 2026-05-28
    listed $59,999 Active
19. 2015-04-09
    soldstatus 417-char remark

    Show marketing remark (417 chars)

    Carl Junction Schools!!! This 3 bedroom 2 bath manufactured home is 15 years old! With New carpet you can make this home. Large living room and kitchen. Wait until you see the Master Suite! Call for more information or to see today. managed by mmrem.com case #291-363923HUD home selling ''AS IS'' Absolutely NO repairs until after close. Place offers @ Hudhomestore.com Please call if you need help or have questions.

20. 2015-01-30
    listed $35,200 417-char remark

    Show marketing remark (417 chars)

    Carl Junction Schools!!! This 3 bedroom 2 bath manufactured home is 15 years old! With New carpet you can make this home. Large living room and kitchen. Wait until you see the Master Suite! Call for more information or to see today. managed by mmrem.com case #291-363923HUD home selling ''AS IS'' Absolutely NO repairs until after close. Place offers @ Hudhomestore.com Please call if you need help or have questions.

21. 2003-08-18
    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: $426 · $35/mo
• Projected year-2 tax: $533 · $44/mo
• Expected delta: +$108/yr (+$9/mo · 25.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,450
• − Mortgage interest: −$3,081
• − Property taxes: −$426
• − Insurance: −$275
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$1,600
• Taxable income: $8,437
• Est. tax owed @ 24.0%: −$2,025
• After-tax cash flow: $6,809/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: Carl Junction R-I
• NCES district ID: 2907350
• Math proficiency: 42% ▲ 1.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $53,866
• Composite: 41.04/100
• National rank: #3580
• State rank: #57 of 324 in MO

Livability — Waco

• Score: 58/100
• State rank: #580
• US rank: #20687

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waco, MO
• Population (ZIP): 1,376

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 120,033 people
• By 2030: 120,091 · +0.0%
• By 2040: 119,297 · -0.6%
• By 2050: 117,705 · -1.9%
• By 2075: 110,402 · -8.0%
• By 2100: 99,719 · -16.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Native American 7% Two or more races 2%
• Common ancestry: Serbian 2% Scottish 2% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+46.8) · D 25.9% · R 72.7% · Other 1.4%
• 2008→2024 swing: -13.6pp toward R · 2008: -33.2pp · 2024: -46.8pp
• All cycles: 2024: R+46.8 2020: R+46.2 2016: R+50.8 2012: R+41.0 2008: R+33.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.55%
• Current HPI: 117.3355
• 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

+70.5% since first listed

4 events — show timeline

• 2026-05-28 Listed $59,999 OGAR
• 2015-04-09 Sold (MLS) — OGAR
• 2015-01-30 Listed $35,200 OGAR
• 2003-08-18 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $426 · +29.7% YoY. Source: county tax records.