551 E Dunkle St · Everton, MO 65646

$135,000

3 bd · 2.0 ba · 1,215 sqft · Manufactured public records · 171 Days on market

Built 1995 4.40 ac lot $111/sqft · at area comps Est $135k · at est.

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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 +16.4/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• DSCR +5.1/10.0
• 1% rule +3.4/10.0
• Schools +2.8/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Enjoy peaceful country living on nearly 4.5 acres in Everton with a spacious manufactured home offering just over 1,200 sq ft of comfortable living space. Inside, the home features 3 bedrooms and 2 full bathrooms, including a primary bath with a relaxing corner soaking tub. The spacious living area flows seamlessly into the kitchen and dining combo, complete with convenient bar seating--perfect for everyday living and entertaining. Outside, the property is well-equipped for hobby farming or livestock with a mix of chain link and barbed wire fencing, a wood barn, and a generous storage shed for tools and equipment. An easement provides direct access to the neighboring creek, adding both function and charm to the land. Whether you're looking for room to roam, space for animals, or a quiet rural retreat, this property offers endless potential in a serene setting.

Key facts

• Wood barn
• Nearly 4.5 acres
• Bar seating

Tags

• NEARLY 4.5 ACRES
• SPACIOUS MANUFACTURED HOME
• RELAXING CORNER SOAKING TUB
• KITCHEN AND DINING COMBO
• BAR SEATING
• WOOD BARN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $76 ($910/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (16.4% below list).
• Recommended offer: $113k (16.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#804 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Everton R-III (rural): math 20% / reading 40% proficiency, ranked #459 of 535 in MO (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($933 loan paydown + $5k appreciation (4.0% local appreciation)).
• Dade County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, 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 171 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago 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 $112,922 (16.4% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 16% 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 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?
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. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.41%
• DSCR: 1.11
• GRM: 10.0

CMA / ARV

• ARV (median comp): $135,000
• List price: $135,000
• Delta: —
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 E School St	0.47mi	3/2.0	1,216 (+0%)	15mo	$125,000	$103	65
642 N Clark St	0.62mi	3/2.0	1,280 (+5%)	5mo	$135,000	$105	58

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

Projected returns pro-forma

4.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.76×
• Total profit: $28,645
• Equity at exit: $68,793

10-year hold

• IRR: 13.9%
• Equity multiple: 3.28×
• Total profit: $86,164
• Equity at exit: $112,794

Cash invested: $37,800 (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 65646

• Home prices YoY: 1.7%
• Active inventory: 26
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,129 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$52 /mo · $624/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $76

Break-even live

Break-even rent $1,033

Max offer price $135,000

Occupancy floor 88%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $135,000 Active 171 DOM
2. 2026-06-17
   days on market $135,000 Active 170 DOM
3. 2026-06-16
   days on market $135,000 Active 169 DOM
4. 2026-06-15
   days on market $135,000 Active 168 DOM
5. 2026-06-13
   days on market $135,000 Active 166 DOM
6. 2026-06-12
   days on market $135,000 Active 165 DOM
7. 2026-06-09
   days on market $135,000 Active 162 DOM
8. 2026-06-08
   days on market $135,000 Active 161 DOM
9. 2026-06-07
   days on market $135,000 Active 160 DOM
10. 2026-06-05
    days on market $135,000 Active 158 DOM
11. 2026-06-04
    days on market $135,000 Active 156 DOM
12. 2026-06-02
    days on market $135,000 Active 155 DOM
13. 2026-06-01
    days on market $135,000 Active 154 DOM
14. 2026-05-31
    days on market $135,000 Active 153 DOM
15. 2026-02-03
    price $135,000 872-char remark

    Show marketing remark (872 chars)

    Enjoy peaceful country living on nearly 4.5 acres in Everton with a spacious manufactured home offering just over 1,200 sq ft of comfortable living space. Inside, the home features 3 bedrooms and 2 full bathrooms, including a primary bath with a relaxing corner soaking tub. The spacious living area flows seamlessly into the kitchen and dining combo, complete with convenient bar seating--perfect for everyday living and entertaining. Outside, the property is well-equipped for hobby farming or livestock with a mix of chain link and barbed wire fencing, a wood barn, and a generous storage shed for tools and equipment. An easement provides direct access to the neighboring creek, adding both function and charm to the land. Whether you're looking for room to roam, space for animals, or a quiet rural retreat, this property offers endless potential in a serene setting.

16. 2025-12-29
    price $150,000 872-char remark

    Show marketing remark (872 chars)

    Enjoy peaceful country living on nearly 4.5 acres in Everton with a spacious manufactured home offering just over 1,200 sq ft of comfortable living space. Inside, the home features 3 bedrooms and 2 full bathrooms, including a primary bath with a relaxing corner soaking tub. The spacious living area flows seamlessly into the kitchen and dining combo, complete with convenient bar seating--perfect for everyday living and entertaining. Outside, the property is well-equipped for hobby farming or livestock with a mix of chain link and barbed wire fencing, a wood barn, and a generous storage shed for tools and equipment. An easement provides direct access to the neighboring creek, adding both function and charm to the land. Whether you're looking for room to roam, space for animals, or a quiet rural retreat, this property offers endless potential in a serene setting.

17. 2025-12-29
    listed $140,000 Active 872-char remark

    Show marketing remark (872 chars)

    Enjoy peaceful country living on nearly 4.5 acres in Everton with a spacious manufactured home offering just over 1,200 sq ft of comfortable living space. Inside, the home features 3 bedrooms and 2 full bathrooms, including a primary bath with a relaxing corner soaking tub. The spacious living area flows seamlessly into the kitchen and dining combo, complete with convenient bar seating--perfect for everyday living and entertaining. Outside, the property is well-equipped for hobby farming or livestock with a mix of chain link and barbed wire fencing, a wood barn, and a generous storage shed for tools and equipment. An easement provides direct access to the neighboring creek, adding both function and charm to the land. Whether you're looking for room to roam, space for animals, or a quiet rural retreat, this property offers endless potential in a serene setting.

18. 2014-10-31
    soldstatus 172-char remark

    Show marketing remark (172 chars)

    Great property to have a few horses for the kids or a couple of calves. Open floorplan! It feels like you are in the country but you are in town! New carpet just installed!

19. 2013-11-22
    listed $65,000 172-char remark

    Show marketing remark (172 chars)

    Great property to have a few horses for the kids or a couple of calves. Open floorplan! It feels like you are in the country but you are in town! New carpet just installed!

ⓘ 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: $624 · $52/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$685/yr (+$57/mo · 109.8%)

ⓘ 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 ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $13,551
• − Mortgage interest: −$7,562
• − Property taxes: −$624
• − Insurance: −$675
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − Depreciation: −$3,927
• Taxable loss: −$1,406
• Est. tax savings @ 24.0%: +$337
• After-tax cash flow: $1,248/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: Everton R-III
• NCES district ID: 2911580
• Math proficiency: 20% ▼ -5.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $40,988
• Composite: 28.14/100
• National rank: #12203
• State rank: #459 of 535 in MO

Livability — Everton

• Score: 54/100
• State rank: #804
• US rank: #24183

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: Everton, MO
• Population (ZIP): 1,812

Population outlook (Dade County) Hauer SSP2

• Today (2025): 7,043 people
• By 2030: 6,687 · -5.1%
• By 2040: 5,989 · -15.0%
• By 2050: 5,324 · -24.4%
• By 2075: 4,122 · -41.5%
• By 2100: 3,168 · -55.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2% Native American 1%
• Common ancestry: Lithuanian 9% Italian 5% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Dade

• 2024 margin: Solid R (+67.1) · D 16.0% · R 83.2%
• 2008→2024 swing: -26.3pp toward R · 2008: -40.9pp · 2024: -67.1pp
• All cycles: 2024: R+67.1 2020: R+67.0 2016: R+64.5 2012: R+50.2 2008: R+40.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.04%
• Current HPI: 245.0109
• 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

+107.7% since first listed

5 events — show timeline

• 2026-02-03 Price Changed $135,000 SOMO
• 2025-12-29 Price Changed $150,000 SOMO
• 2025-12-29 Listed $140,000 SOMO
• 2014-10-31 Sold (MLS) — SOMO
• 2013-11-22 Listed $65,000 SOMO

Property tax history

+1.3%/yr

Latest (2025): $624 · +11.1% YoY. Source: county tax records.