361 Larue St · Reeds Spring, MO 65737

$59,900

3 bd · 2.0 ba · 1,221 sqft · Manufactured · 75 Days on market

Built 2003 2.50 ac lot $49/sqft · 47% below area Est $113k · 47% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +3.9/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

FLIPPER/FIXER UPPER/INVESTMENT PROPERTY! Discover space, privacy, and convenience with this 2002 Cavalier double wide offering 3 bedrooms and 2 bathrooms on a permanent foundation. The home is set on 2.5 acres, providing extra flexibility and future potential. A 30x40 detached two-car garage features a workshop area and a full bathroom, perfect for hobbies, storage, or projects. Inside, the home offers a spacious primary suite with a large walk-in closet and an ensuite bath complete with a double vanity, soaking tub, and walk-in shower. Two additional bedrooms and a full guest bath provide comfortable accommodations for family or guests. The open and comfortable living area flows into a well-designed kitchen, while the private setting offers a peaceful, country-like feel. Despite the tranquility, the property is less than 10 minutes from Reeds Spring schools and close to Walmart, pharmacies, dining, hardware stores, and medical facilities. Lake enthusiasts will love being under 20 minutes from Port of Kimberling Marina, and Branson's entertainment, shopping, and dining are under 30 minutes away. Outdoor lovers will appreciate nearby hiking and biking opportunities in Mark Twain National Forest. The home is being SOLD AS IS. THIS IS A FIXER UPPER WOULD NOT QUALIFY FOR A GOVERNMENT LOAN. OUTDOOR CONDENSER IS GONE SELLER USING SPACE HEATERS AND WINDOW UNITS. Buyer responsible for all inspections and repairs if needed to septic for transfer certificate. Please ask your agent about prior inspection.

Key facts

• Workshop area
• Permanent foundation
• 2.5 acres

Tags

• DETACHED TWO CAR GARAGE
• WORKSHOP AREA
• PERMANENT FOUNDATION
• 2.5 ACRES
• PRIVATE SETTING
• NEARBY HIKING AND BIKING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $705 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.8% vs local median 0.9% in Reeds Spring — 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 71/100 on livability (#114 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: schools C-, health & safety C-, amenities F.
• Reeds Spring R-IV (rural): math 34% / reading 42% proficiency, ranked #182 of 324 in MO (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 342 active listings in the ZIP; 191 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.2%/yr); year-one equity from $414 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Stone County population projected at -30% 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $25k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.41% ✓
• Cap rate: 21.75%
• Cash-on-cash: 55.22%
• DSCR: 3.46
• GRM: 3.5

CMA / ARV

• ARV (median comp): $113,187
• List price: $59,900
• Delta: -47.08%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
55 Blue Bird Ln	0.70mi	3/2.0	1,248 (+2%)	9mo	$139,900	$112	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.3%
• Equity multiple: 3.23×
• Total profit: $37,346
• Equity at exit: $11,159

10-year hold

• IRR: 54.0%
• Equity multiple: 6.51×
• Total profit: $92,357
• Equity at exit: $9,088

Cash invested: $16,772 (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 65737

• Home prices YoY: -0.9%
• Active inventory: 342
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,443 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$29 /mo · $350/yr
• Insurance: −$25
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $705

Break-even live

Break-even rent $550

Max offer price $59,900

Occupancy floor 46%

Sensitivity live

Price	-10% $739	-5% $722	+0% $705	+5% $688	+10% $671
Rent	-10% $591	-5% $648	+0% $705	+5% $762	+10% $819
Rate	-1.0pp $736	-0.5pp $721	base $705	+0.5pp $690	+1.0pp $674

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-15
   status Active 1519-char remark

   Show marketing remark (1519 chars)

   FLIPPER/FIXER UPPER/INVESTMENT PROPERTY! Discover space, privacy, and convenience with this 2002 Cavalier double wide offering 3 bedrooms and 2 bathrooms on a permanent foundation. The home is set on 2.5 acres, providing extra flexibility and future potential. A 30x40 detached two-car garage features a workshop area and a full bathroom, perfect for hobbies, storage, or projects. Inside, the home offers a spacious primary suite with a large walk-in closet and an ensuite bath complete with a double vanity, soaking tub, and walk-in shower. Two additional bedrooms and a full guest bath provide comfortable accommodations for family or guests. The open and comfortable living area flows into a well-designed kitchen, while the private setting offers a peaceful, country-like feel. Despite the tranquility, the property is less than 10 minutes from Reeds Spring schools and close to Walmart, pharmacies, dining, hardware stores, and medical facilities. Lake enthusiasts will love being under 20 minutes from Port of Kimberling Marina, and Branson's entertainment, shopping, and dining are under 30 minutes away. Outdoor lovers will appreciate nearby hiking and biking opportunities in Mark Twain National Forest. The home is being SOLD AS IS. THIS IS A FIXER UPPER WOULD NOT QUALIFY FOR A GOVERNMENT LOAN. OUTDOOR CONDENSER IS GONE SELLER USING SPACE HEATERS AND WINDOW UNITS. Buyer responsible for all inspections and repairs if needed to septic for transfer certificate. Please ask your agent about prior inspection.

2. 2026-05-15
   price $59,900 1519-char remark

   Show marketing remark (1519 chars)

   FLIPPER/FIXER UPPER/INVESTMENT PROPERTY! Discover space, privacy, and convenience with this 2002 Cavalier double wide offering 3 bedrooms and 2 bathrooms on a permanent foundation. The home is set on 2.5 acres, providing extra flexibility and future potential. A 30x40 detached two-car garage features a workshop area and a full bathroom, perfect for hobbies, storage, or projects. Inside, the home offers a spacious primary suite with a large walk-in closet and an ensuite bath complete with a double vanity, soaking tub, and walk-in shower. Two additional bedrooms and a full guest bath provide comfortable accommodations for family or guests. The open and comfortable living area flows into a well-designed kitchen, while the private setting offers a peaceful, country-like feel. Despite the tranquility, the property is less than 10 minutes from Reeds Spring schools and close to Walmart, pharmacies, dining, hardware stores, and medical facilities. Lake enthusiasts will love being under 20 minutes from Port of Kimberling Marina, and Branson's entertainment, shopping, and dining are under 30 minutes away. Outdoor lovers will appreciate nearby hiking and biking opportunities in Mark Twain National Forest. The home is being SOLD AS IS. THIS IS A FIXER UPPER WOULD NOT QUALIFY FOR A GOVERNMENT LOAN. OUTDOOR CONDENSER IS GONE SELLER USING SPACE HEATERS AND WINDOW UNITS. Buyer responsible for all inspections and repairs if needed to septic for transfer certificate. Please ask your agent about prior inspection.

3. 2026-04-22
   status Pending 1519-char remark

   Show marketing remark (1519 chars)

   FLIPPER/FIXER UPPER/INVESTMENT PROPERTY! Discover space, privacy, and convenience with this 2002 Cavalier double wide offering 3 bedrooms and 2 bathrooms on a permanent foundation. The home is set on 2.5 acres, providing extra flexibility and future potential. A 30x40 detached two-car garage features a workshop area and a full bathroom, perfect for hobbies, storage, or projects. Inside, the home offers a spacious primary suite with a large walk-in closet and an ensuite bath complete with a double vanity, soaking tub, and walk-in shower. Two additional bedrooms and a full guest bath provide comfortable accommodations for family or guests. The open and comfortable living area flows into a well-designed kitchen, while the private setting offers a peaceful, country-like feel. Despite the tranquility, the property is less than 10 minutes from Reeds Spring schools and close to Walmart, pharmacies, dining, hardware stores, and medical facilities. Lake enthusiasts will love being under 20 minutes from Port of Kimberling Marina, and Branson's entertainment, shopping, and dining are under 30 minutes away. Outdoor lovers will appreciate nearby hiking and biking opportunities in Mark Twain National Forest. The home is being SOLD AS IS. THIS IS A FIXER UPPER WOULD NOT QUALIFY FOR A GOVERNMENT LOAN. OUTDOOR CONDENSER IS GONE SELLER USING SPACE HEATERS AND WINDOW UNITS. Buyer responsible for all inspections and repairs if needed to septic for transfer certificate. Please ask your agent about prior inspection.

4. 2026-03-16
   price $69,900 1519-char remark

   Show marketing remark (1519 chars)

   FLIPPER/FIXER UPPER/INVESTMENT PROPERTY! Discover space, privacy, and convenience with this 2002 Cavalier double wide offering 3 bedrooms and 2 bathrooms on a permanent foundation. The home is set on 2.5 acres, providing extra flexibility and future potential. A 30x40 detached two-car garage features a workshop area and a full bathroom, perfect for hobbies, storage, or projects. Inside, the home offers a spacious primary suite with a large walk-in closet and an ensuite bath complete with a double vanity, soaking tub, and walk-in shower. Two additional bedrooms and a full guest bath provide comfortable accommodations for family or guests. The open and comfortable living area flows into a well-designed kitchen, while the private setting offers a peaceful, country-like feel. Despite the tranquility, the property is less than 10 minutes from Reeds Spring schools and close to Walmart, pharmacies, dining, hardware stores, and medical facilities. Lake enthusiasts will love being under 20 minutes from Port of Kimberling Marina, and Branson's entertainment, shopping, and dining are under 30 minutes away. Outdoor lovers will appreciate nearby hiking and biking opportunities in Mark Twain National Forest. The home is being SOLD AS IS. THIS IS A FIXER UPPER WOULD NOT QUALIFY FOR A GOVERNMENT LOAN. OUTDOOR CONDENSER IS GONE SELLER USING SPACE HEATERS AND WINDOW UNITS. Buyer responsible for all inspections and repairs if needed to septic for transfer certificate. Please ask your agent about prior inspection.

5. 2026-03-03
   price $77,000 1519-char remark

   Show marketing remark (1519 chars)

   FLIPPER/FIXER UPPER/INVESTMENT PROPERTY! Discover space, privacy, and convenience with this 2002 Cavalier double wide offering 3 bedrooms and 2 bathrooms on a permanent foundation. The home is set on 2.5 acres, providing extra flexibility and future potential. A 30x40 detached two-car garage features a workshop area and a full bathroom, perfect for hobbies, storage, or projects. Inside, the home offers a spacious primary suite with a large walk-in closet and an ensuite bath complete with a double vanity, soaking tub, and walk-in shower. Two additional bedrooms and a full guest bath provide comfortable accommodations for family or guests. The open and comfortable living area flows into a well-designed kitchen, while the private setting offers a peaceful, country-like feel. Despite the tranquility, the property is less than 10 minutes from Reeds Spring schools and close to Walmart, pharmacies, dining, hardware stores, and medical facilities. Lake enthusiasts will love being under 20 minutes from Port of Kimberling Marina, and Branson's entertainment, shopping, and dining are under 30 minutes away. Outdoor lovers will appreciate nearby hiking and biking opportunities in Mark Twain National Forest. The home is being SOLD AS IS. THIS IS A FIXER UPPER WOULD NOT QUALIFY FOR A GOVERNMENT LOAN. OUTDOOR CONDENSER IS GONE SELLER USING SPACE HEATERS AND WINDOW UNITS. Buyer responsible for all inspections and repairs if needed to septic for transfer certificate. Please ask your agent about prior inspection.

6. 2026-02-18
   listed $85,000 Active 1519-char remark

   Show marketing remark (1519 chars)

   FLIPPER/FIXER UPPER/INVESTMENT PROPERTY! Discover space, privacy, and convenience with this 2002 Cavalier double wide offering 3 bedrooms and 2 bathrooms on a permanent foundation. The home is set on 2.5 acres, providing extra flexibility and future potential. A 30x40 detached two-car garage features a workshop area and a full bathroom, perfect for hobbies, storage, or projects. Inside, the home offers a spacious primary suite with a large walk-in closet and an ensuite bath complete with a double vanity, soaking tub, and walk-in shower. Two additional bedrooms and a full guest bath provide comfortable accommodations for family or guests. The open and comfortable living area flows into a well-designed kitchen, while the private setting offers a peaceful, country-like feel. Despite the tranquility, the property is less than 10 minutes from Reeds Spring schools and close to Walmart, pharmacies, dining, hardware stores, and medical facilities. Lake enthusiasts will love being under 20 minutes from Port of Kimberling Marina, and Branson's entertainment, shopping, and dining are under 30 minutes away. Outdoor lovers will appreciate nearby hiking and biking opportunities in Mark Twain National Forest. The home is being SOLD AS IS. THIS IS A FIXER UPPER WOULD NOT QUALIFY FOR A GOVERNMENT LOAN. OUTDOOR CONDENSER IS GONE SELLER USING SPACE HEATERS AND WINDOW UNITS. Buyer responsible for all inspections and repairs if needed to septic for transfer certificate. Please ask your agent about prior inspection.

7. 2023-03-02
   soldstatus
8. 2015-03-06
   soldstatus
9. 2014-06-30
   listed $40,000
10. 2013-01-05
    listed $60,000
11. 2012-08-31
    listed $60,000

ⓘ 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: $350 · $29/mo
• Projected year-2 tax: $581 · $48/mo
• Expected delta: +$231/yr (+$19/mo · 66.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 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: $17,317
• − Mortgage interest: −$3,355
• − Property taxes: −$350
• − Insurance: −$1,097
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$1,743
• Taxable income: $8,001
• Est. tax owed @ 24.0%: −$1,920
• After-tax cash flow: $6,544/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: Reeds Spring R-IV
• NCES district ID: 2926160
• Math proficiency: 34% ▼ -3.00%
• Reading proficiency: 42% ▼ -1.00%
• Median HH income: $42,158
• Composite: 32.06/100
• National rank: #5819
• State rank: #182 of 324 in MO

Livability — Reeds Spring

• Score: 71/100
• State rank: #114
• US rank: #7148

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,279

Population outlook (Stone County) Hauer SSP2

• Today (2025): 28,147 people
• By 2030: 26,405 · -6.2%
• By 2040: 22,762 · -19.1%
• By 2050: 19,706 · -30.0%
• By 2075: 14,742 · -47.6%
• By 2100: 10,832 · -61.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 5% Slovak 4% Iranian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Stone

• 2024 margin: Solid R (+61.4) · D 18.9% · R 80.3%
• 2008→2024 swing: -24.1pp toward R · 2008: -37.3pp · 2024: -61.4pp
• All cycles: 2024: R+61.4 2020: R+61.1 2016: R+62.1 2012: R+49.2 2008: R+37.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.17%
• Current HPI: 239.032
• 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

-0.2% since first listed

11 events — show timeline

• 2026-05-15 Relisted — SOMO
• 2026-05-15 Price Changed $59,900 SOMO
• 2026-04-22 Pending — SOMO
• 2026-03-16 Price Changed $69,900 SOMO
• 2026-03-03 Price Changed $77,000 SOMO
• 2026-02-18 Listed $85,000 SOMO
• 2023-03-02 Sold (Public Records) — Public Records
• 2015-03-06 Sold (Public Records) — Public Records
• 2014-06-30 Listed $40,000 SOMO
• 2013-01-05 Listed $60,000 SOMO
• 2012-08-31 Listed $60,000 SOMO

Property tax history

-1.7%/yr

Latest (2025): $350 · -0.0% YoY. Source: county tax records.