1034 Wayne 372 · Piedmont, MO 63957

$164,900

3 bd · 2.0 ba · 1,512 sqft · Other · 170 Days on market

Built 2001 3.75 ac lot ↓ 6% since listing

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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 +10.5/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +3.0/10.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0

Listing remarks

Enjoy peaceful country living in this well maintained 3-bedroom, 2-bathroom manufactured home offering 1,512 sq. ft. of comfortable living space. The inviting living room features a cozy wood burning fireplace. Step outside to a private, fenced backyard complete with a chicken coop and shed--ideal for hobby farming or outdoor projects! Sitting on 3.75 acres +/- surrounded by nature, open skies, this property offers privacy and charm of rural living. Sit on your covered deck and enjoy the quiet living!

Key facts

• Covered deck
• Shed
• 3.75 acres

Tags

• PRIVATE FENCED BACKYARD
• CHICKEN COOP
• SHED
• COVERED DECK
• 3.75 ACRES

Property features AI

Exterior

• Parking: Carport with 2 spaces
• Utilities: Well water; Septic tank sewer; 220 volt electrical service; Cable available
• Home design: Manufactured home; One level
• Construction: Vinyl siding exterior; Metal roof
• Exterior features: Chain link fencing; Shed(s); Front yard; Few trees

Interior

• Kitchen: Dishwasher; Oven; Electric range; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Wood burning stove fireplace; Dishwasher; Oven; Electric range; Refrigerator; Electric water heater
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (32.3% below list).
• Recommended offer: $112k (32.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.3% in Piedmont — 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 52/100 on livability (#854 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Clearwater R-I (rural): math 33% / reading 33% proficiency, ranked #255 of 324 in MO (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Clearwater Elementary (math 42% / reading 32%, grade F, #611 of 1,115 statewide, top 59%, 414 students, 72% FRL); Clearwater Middle (math 26% / reading 27%, grade F, #313 of 391 statewide, top 81%, 263 students, 66% FRL); Clearwater High (math 34% / reading 57%, grade D-, #174 of 521 statewide, top 33%, 239 students, 55% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: 70 active listings in the ZIP.

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (5.9% local appreciation)).
• Wayne County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $111,699 (32.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.21%
• DSCR: 0.90
• GRM: 12.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.3%
• Equity multiple: 1.89×
• Total profit: $41,077
• Equity at exit: $102,557

10-year hold

• IRR: 13.8%
• Equity multiple: 3.71×
• Total profit: $125,157
• Equity at exit: $185,036

Cash invested: $46,172 (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 63957

• Home prices YoY: 3.7%
• Active inventory: 70
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,117 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$34 /mo · $406/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $-85

Break-even live

Break-even rent $1,224

Max offer price $149,908

Occupancy floor —

Sensitivity live

Price	-10% $8	-5% $-38	+0% $-85	+5% $-132	+10% $-178
Rent	-10% $-173	-5% $-129	+0% $-85	+5% $-41	+10% $3
Rate	-1.0pp $-2	-0.5pp $-43	base $-85	+0.5pp $-128	+1.0pp $-171

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-13
   remarks 506-char remark
2. 2026-06-13
   listed $164,900 Pending 170 DOM

ⓘ 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: $406 · $34/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$1,194/yr (+$99/mo · 294.0%)

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

Taxation est. · year 1

• Rental income: $13,404
• − Mortgage interest: −$9,237
• − Property taxes: −$406
• − Insurance: −$824
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$4,797
• Taxable loss: −$4,005
• Est. tax savings @ 24.0%: +$961
• After-tax cash flow: $-57/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: Clearwater R-I
• NCES district ID: 2909750
• Math proficiency: 33% ▲ 1.00%
• Reading proficiency: 33% ▼ -6.00%
• Median HH income: $31,119
• Composite: 26.89/100
• National rank: #7095
• State rank: #255 of 324 in MO

Livability — Piedmont

• Score: 52/100
• State rank: #854
• US rank: #24925

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

• Population (ZIP): 5,068

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 13,005 people
• By 2030: 12,767 · -1.8%
• By 2040: 12,319 · -5.3%
• By 2050: 11,828 · -9.1%
• By 2075: 10,806 · -16.9%
• By 2100: 9,610 · -26.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+72.6) · D 13.4% · R 86.0%
• 2008→2024 swing: -47.6pp toward R · 2008: -25.0pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+70.5 2016: R+64.4 2012: R+34.6 2008: R+25.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.89%
• Current HPI: 165.6832
• 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

-5.8% since first listed

6 events — show timeline

• 2026-05-18 Pending — MARIS as Distributed by MLS Grid
• 2026-04-02 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-17 Pending — MARIS as Distributed by MLS Grid
• 2026-01-16 Price Changed $164,900 MARIS as Distributed by MLS Grid
• 2025-12-04 Price Changed $169,900 MARIS as Distributed by MLS Grid
• 2025-11-13 Listed $175,000 MARIS as Distributed by MLS Grid

Property tax history

+0.7%/yr

Latest (2025): $406 · +0.7% YoY. Source: county tax records.