483 Mcneil Dr · Climax Springs, MO 65324

$27,000

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

Built 1997 Fair condition 4.00 ac lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

NICE, LARGE- 3 Bed, 2 Bath 1,216 sq ft (1997) manufactured Home (16x76') on 4 private, wooded acres (GREAT DEER HUNTING!) yet so close to the town of Climax Springs (less than 1 mile) where you'll find * * EVERYTHING YOU NEED * * for weekend or FULL-TIME Living! Home has Central Heat and Air (and propane) FIREPLACE. Private Well and Septic AND Newer METAL ROOF. Wood Floors and extra wood working trim throughout. Eat-in Kitchen has easy-care Vinyl floor. Clean, Clean Clean-MOVER-IN READY * All KITCHEN APPLIANCE INCLUDED * . WASHER & DRYER INCLUDED, too! Outside you'll find a 'Free-Standing' Carport and a 'Modern' STORAGE Shed (approximately 6'x12' with loft for storage). With th

Key facts

• Central heat and air
• Private wooded acres
• Modern storage shed

Tags

• PRIVATE WOODED ACRES
• CENTRAL HEAT AND AIR
• NEWER METAL ROOF
• FREE-STANDING CARPORT
• MODERN STORAGE SHED
• WALKING DISTANCE TO SCHOOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $27k. Condition is rated fair.

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 $27k).
• Cap rate 37.6% vs local median 0.8% in Climax Springs — 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 50/100 on livability (#910 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools D, amenities F, commute F.
• Climax Springs R-IV (rural): math 25% / reading 40% proficiency, ranked #431 of 535 in MO (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 57 active listings in the ZIP; 272 units permitted in Camden County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $187 of loan paydown is wiped out by about $810 of value loss. Plan a longer hold.
• Camden County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $27,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.18% ✓
• Cap rate: 37.64%
• Cash-on-cash: 111.94%
• DSCR: 5.98
• GRM: 2.0

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: —
• Equity multiple: 6.36×
• Total profit: $40,558
• Equity at exit: $4,026

10-year hold

• IRR: —
• Equity multiple: 13.33×
• Total profit: $93,223
• Equity at exit: $2,334

Cash invested: $7,560 (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 65324

• Home prices YoY: -21.0%
• Active inventory: 57
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,129 medium
• Mortgage (P&I): −$142
• Tax est. 1.5%: −$34 /mo · $405/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $705

Break-even live

Break-even rent $236

Max offer price $27,000

Occupancy floor 33%

Sensitivity live

Price	-10% $724	-5% $715	+0% $705	+5% $696	+10% $687
Rent	-10% $616	-5% $661	+0% $705	+5% $750	+10% $794
Rate	-1.0pp $719	-0.5pp $712	base $705	+0.5pp $698	+1.0pp $691

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: $6,750
• Closing costs: $810
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-14
   status Pending
2. 2026-04-13
   historical Active Under Contract
3. 2026-04-13
   listed $27,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 18 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: $13,547
• − Mortgage interest: −$1,512
• − Property taxes: −$405
• − Insurance: −$135
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − Depreciation: −$785
• Taxable income: $8,541
• Est. tax owed @ 24.0%: −$2,050
• After-tax cash flow: $6,413/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.

Condition & rehab AI · 13 photos

Fair 45/100 Cosmetic rehab

The property is in fair condition with cosmetic updates needed to enhance its curb appeal and interior functionality, making it a good candidate for a moderate renovation.

Repairs flagged

• Minor Kitchen cabinets — Worn and dated appearance.
• Minor Appliances — Older models, may need replacement.
• Minor Bathroom fixtures — Dated and worn appearance.

Value-add opportunities

• Resale Paint exterior siding and trim — Enhances curb appeal and property value.
• Resale Replace kitchen cabinets and appliances — Modernizes the kitchen and improves functionality.
• Resale Update bathroom fixtures — Enhances the bathroom's appearance and functionality.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and dated appearance.	Minor	$500–3,000
Appliances · Older models, may need replacement.	Minor	$500–3,000
Bathroom fixtures · Dated and worn appearance.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Paint exterior siding and trim — Enhances curb appeal and property value. ↑
• Resale Replace kitchen cabinets and appliances — Modernizes the kitchen and improves functionality. ↑
• Resale Update bathroom fixtures — Enhances the bathroom's appearance and functionality. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Climax Springs R-IV
• NCES district ID: 2909810
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $39,548
• Composite: 29.98/100
• National rank: #11648
• State rank: #431 of 535 in MO

Livability — Climax Springs

• Score: 50/100
• State rank: #910
• US rank: #25720

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Climax Springs, MO
• Population (ZIP): 1,296

Population outlook (Camden County) Hauer SSP2

• Today (2025): 44,585 people
• By 2030: 44,476 · -0.2%
• By 2040: 43,513 · -2.4%
• By 2050: 41,705 · -6.5%
• By 2075: 36,903 · -17.2%
• By 2100: 30,164 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 2% Black 1%
• Common ancestry: Lithuanian 5% Romanian 2% Slovak 2%
• Foreign-born: 0% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Camden

• 2024 margin: Solid R (+54.3) · D 22.4% · R 76.7%
• 2008→2024 swing: -25.8pp toward R · 2008: -28.5pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+53.2 2016: R+54.2 2012: R+39.3 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.71%
• Current HPI: 168.5139
• 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

3 events — show timeline

• 2026-04-14 Pending — LOBR
• 2026-04-13 Contingent — LOBR
• 2026-04-13 Listed $27,000 LOBR