17825 Factory St · Eminence, MO 65466

$74,900

2 bd · 1.0 ba · 0 sqft · Manufactured public records · 294 Days on market

Built 1994 0.45 ac lot ↓ 21% since listing

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Why this score? — see what drove the C+ 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 +22.8/30.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Ideal investment opportunity in a hot spot tourist town in Southern Missouri. Located in Eminence, MO, is this two-bedroom, one bath Modular home on almost a half-acre. Home consists of a corner lot with easy access and a great investment opportunity. With thousands of tourists annually to Eminence, and the Jacks Fork River makes for a great Rental opportunity. The property does need some finishing details on the inside, such as trim and partial flooring. Property could also be a great townhome residence, within walking distance to the school and stores. It would also make for those looking to flip property. With some investment property could be a possible flip for investors. Don't let this opportunity that has multiple possibilities slip away.

Key facts

• Easy access
• Corner lot
• 0.45 acre lot

Tags

• CORNER LOT
• EASY ACCESS
• WALKING DISTANCE TO SCHOOL
• WALKING DISTANCE TO STORES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($820 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#515 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, crime F, amenities F.
• Eminence R-I (rural): math 35% / reading 50% proficiency, ranked #267 of 535 in MO (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 34 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($518 loan paydown + $5k appreciation (6.3% local appreciation)).
• Shannon County population projected at -23% 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 294 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 294 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 1.09% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.44%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 2.49×
• Total profit: $31,149
• Equity at exit: $48,398

10-year hold

• IRR: 20.9%
• Equity multiple: 5.05×
• Total profit: $84,860
• Equity at exit: $88,924

Cash invested: $20,972 (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 65466

• Home prices YoY: 3.8%
• Active inventory: 34
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $820 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $130

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 79%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $74,900 Active 294 DOM
2. 2026-06-17
   days on market $74,900 Active 293 DOM
3. 2026-06-16
   days on market $74,900 Active 292 DOM
4. 2026-06-15
   days on market $74,900 Active 291 DOM
5. 2026-06-13
   days on market $74,900 Active 289 DOM
6. 2026-06-12
   days on market $74,900 Active 288 DOM
7. 2026-06-09
   days on market $74,900 Active 285 DOM
8. 2026-06-08
   days on market $74,900 Active 284 DOM
9. 2026-06-07
   days on market $74,900 Active 283 DOM
10. 2026-06-07
    days on market $74,900 Active 282 DOM
11. 2026-06-04
    days on market $74,900 Active 279 DOM
12. 2026-06-02
    days on market $74,900 Active 278 DOM
13. 2026-06-01
    days on market $74,900 Active 277 DOM
14. 2026-05-31
    days on market $74,900 Active 276 DOM
15. 2025-09-25
    price $74,900 755-char remark

    Show marketing remark (755 chars)

    Ideal investment opportunity in a hot spot tourist town in Southern Missouri. Located in Eminence, MO, is this two-bedroom, one bath Modular home on almost a half-acre. Home consists of a corner lot with easy access and a great investment opportunity. With thousands of tourists annually to Eminence, and the Jacks Fork River makes for a great Rental opportunity. The property does need some finishing details on the inside, such as trim and partial flooring. Property could also be a great townhome residence, within walking distance to the school and stores. It would also make for those looking to flip property. With some investment property could be a possible flip for investors. Don't let this opportunity that has multiple possibilities slip away.

16. 2025-08-28
    listed $79,900 Active 755-char remark

    Show marketing remark (755 chars)

    Ideal investment opportunity in a hot spot tourist town in Southern Missouri. Located in Eminence, MO, is this two-bedroom, one bath Modular home on almost a half-acre. Home consists of a corner lot with easy access and a great investment opportunity. With thousands of tourists annually to Eminence, and the Jacks Fork River makes for a great Rental opportunity. The property does need some finishing details on the inside, such as trim and partial flooring. Property could also be a great townhome residence, within walking distance to the school and stores. It would also make for those looking to flip property. With some investment property could be a possible flip for investors. Don't let this opportunity that has multiple possibilities slip away.

17. 2024-10-08
    price $86,000
18. 2024-02-25
    listed $95,000 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 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,837
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$787
• − Management: −$787
• − Depreciation: −$2,179
• Taxable income: $390
• Est. tax owed @ 24.0%: −$94
• After-tax cash flow: $1,466/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: Eminence R-I
• NCES district ID: 2911450
• Math proficiency: 35% ▲ 5.00%
• Reading proficiency: 50% ▲ 10.00%
• Median HH income: $37,130
• Composite: 37.63/100
• National rank: #8812
• State rank: #267 of 535 in MO

Livability — Eminence

• Score: 59/100
• State rank: #515
• US rank: #19605

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: Eminence, MO
• Population (ZIP): 1,413

Population outlook (Shannon County) Hauer SSP2

• Today (2025): 7,703 people
• By 2030: 7,355 · -4.5%
• By 2040: 6,637 · -13.8%
• By 2050: 5,898 · -23.4%
• By 2075: 4,407 · -42.8%
• By 2100: 3,037 · -60.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 9%
• Common ancestry: Lithuanian 4% Serbian 2% Iranian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Shannon

• 2024 margin: Solid R (+68.3) · D 15.6% · R 83.8%
• 2008→2024 swing: -56.9pp toward R · 2008: -11.4pp · 2024: -68.3pp
• All cycles: 2024: R+68.3 2020: R+63.0 2016: R+56.1 2012: R+26.0 2008: R+11.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.28%
• Current HPI: 171.548
• 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

-21.2% since first listed

4 events — show timeline

• 2025-09-25 Price Changed $74,900 SOMO
• 2025-08-28 Listed $79,900 SOMO
• 2024-10-08 Price Changed $86,000 SOMO
• 2024-02-25 Listed $95,000 SOMO

Property tax history

-0.5%/yr

Latest (2017): $53 · +1.9% YoY. Source: county tax records.