117 Thompson St · Perkins, MO 63771

$39,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 45 Days on market

Built 1970 7,405 sqft lot ↓ 50% since listing

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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 +6.5/10.0
• Schools +5.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 7,405 sq ft lot
• Built 1970
• Listed 44 days

Property features AI

Exterior

• Utilities: Public water; Sewer connected; 220 Volt electric service; Cable available/connected; Phone available; Water connected; Electricity connected
• Home design: Mobile home; Residential property; Single-story
• Construction: Aluminum siding
• Exterior features: Corner lot

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating; Window air conditioning units
• Interior features: One-level living

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $633 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Oran R-III (rural): math 60% / reading 60% proficiency, ranked #39 of 535 in MO (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Oran High School (math 57% / reading 72%, grade B-, #19 of 521 statewide, top 4%, 187 students, 38% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: 10 active listings in the ZIP; 123 units permitted in Scott County in 2024 (32 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($276 loan paydown + $1k appreciation (3.0% local appreciation)).
• Scott County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.75% ✓
• Cap rate: 25.33%
• Cash-on-cash: 68.00%
• DSCR: 4.03
• GRM: 3.0

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: 72.7%
• Equity multiple: 5.04×
• Total profit: $45,114
• Equity at exit: $17,938

10-year hold

• IRR: 72.2%
• Equity multiple: 10.32×
• Total profit: $104,093
• Equity at exit: $27,643

Cash invested: $11,172 (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 63771

• Home prices YoY: 2.2%
• Active inventory: 10
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,098 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$8 /mo · $100/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $633

Break-even live

Break-even rent $296

Max offer price $39,900

Occupancy floor 37%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $39,900 Active 45 DOM
2. 2026-06-17
   days on market $39,900 Active 44 DOM
3. 2026-06-16
   days on market $39,900 Active 43 DOM
4. 2026-06-15
   days on market $39,900 Active 42 DOM
5. 2026-06-13
   days on market $39,900 Active 40 DOM
6. 2026-06-12
   days on market $39,900 Active 39 DOM
7. 2026-06-09
   days on market $39,900 Active 36 DOM
8. 2026-06-08
   days on market $39,900 Active 35 DOM
9. 2026-06-07
   days on market $39,900 Active 34 DOM
10. 2026-06-05
    days on market $39,900 Active 32 DOM
11. 2026-06-04
    days on market $39,900 Active 30 DOM
12. 2026-06-02
    days on market $39,900 Active 29 DOM
13. 2026-06-01
    days on market $39,900 Active 28 DOM
14. 2026-05-31
    days on market $39,900 Active 27 DOM
15. 2026-05-04
    listed $39,900 Active
16. 2025-10-25
    price $59,998
17. 2025-08-27
    price $69,999
18. 2025-07-28
    listed $79,999 Active
19. 1994-02-01
    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: $100 · $8/mo
• Projected year-2 tax: $387 · $32/mo
• Expected delta: +$288/yr (+$24/mo · 288.9%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 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: $13,173
• − Mortgage interest: −$2,235
• − Property taxes: −$100
• − Insurance: −$200
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − Depreciation: −$1,161
• Taxable income: $7,370
• Est. tax owed @ 24.0%: −$1,769
• After-tax cash flow: $5,828/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: Oran R-III
• NCES district ID: 2923130
• Math proficiency: 60% ▬ 0.00%
• Reading proficiency: 60% ▬ 0.00%
• Median HH income: $46,080
• Composite: 52.31/100
• National rank: #3442
• State rank: #39 of 535 in MO

Livability — Perkins

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Perkins, MO
• City population: 149
• Population (ZIP): 2,461

Population outlook (Scott County) Hauer SSP2

• Today (2025): 37,964 people
• By 2030: 36,963 · -2.6%
• By 2040: 34,632 · -8.8%
• By 2050: 32,024 · -15.6%
• By 2075: 25,250 · -33.5%
• By 2100: 18,078 · -52.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 6% Black 5% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Lithuanian 2% Portuguese 2%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Spanish 1% Vietnamese 1%

Political lean MEDSL · Scott

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.2%
• 2008→2024 swing: -29.5pp toward R · 2008: -29.4pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+56.5 2016: R+55.6 2012: R+38.2 2008: R+29.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.00%
• Current HPI: 140.2702
• 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

-50.1% since first listed

5 events — show timeline

• 2026-05-04 Listed $39,900 MARIS as Distributed by MLS Grid
• 2025-10-25 Price Changed $59,998 MARIS as Distributed by MLS Grid
• 2025-08-27 Price Changed $69,999 MARIS as Distributed by MLS Grid
• 2025-07-28 Listed $79,999 MARIS as Distributed by MLS Grid
• 1994-02-01 Sold (Public Records) — Public Records

Property tax history

+0.7%/yr

Latest (2025): $100 · -0.2% YoY. Source: county tax records.