25234 Quail Dr · Warsaw, MO 65355

$110,000

3 bd · 2.0 ba · 1,064 sqft · SingleFamily · 20 Days on market

Built 1987 Fair condition 4.60 ac lot

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Why this score? — see what drove the B- 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 +26.4/30.0
• DSCR +9.0/10.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

3 Bedroom 2 Bath Mobile Home on 4.6 acres close to Truman Lake. Lots of room to build a garage. Small storage shed on site. Great spot to stay and go hunting for the weekend!!

Key facts

• Truman lake
• Hunting spot
• 4.6 acres

Tags

• 4.6 ACRES
• TRUMAN LAKE
• STORAGE SHED
• HUNTING SPOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.4% in Warsaw — 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 63/100 on livability (#332 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime D-, amenities F.
• Warsaw R-IX (rural): math 30% / reading 42% proficiency, ranked #222 of 324 in MO (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 274 active listings in the ZIP; 9 units permitted in Benton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($761 loan paydown + $6k appreciation (5.5% local appreciation)).
• Benton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.5% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Recommended offer $108,350 (1.5% below list)

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 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?
4. Crime grade is D 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?
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: 1.21% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.25%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 2.51×
• Total profit: $46,605
• Equity at exit: $65,367

10-year hold

• IRR: 22.6%
• Equity multiple: 5.02×
• Total profit: $123,794
• Equity at exit: $115,403

Cash invested: $30,800 (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 65355

• Home prices YoY: 2.4%
• Active inventory: 274
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,328 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $289

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 73%

Sensitivity live

Price	-10% $365	-5% $327	+0% $289	+5% $251	+10% $213
Rent	-10% $184	-5% $236	+0% $289	+5% $341	+10% $394
Rate	-1.0pp $344	-0.5pp $317	base $289	+0.5pp $260	+1.0pp $231

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-11
   status Pending 175-char remark

   Show marketing remark (175 chars)

   3 Bedroom 2 Bath Mobile Home on 4.6 acres close to Truman Lake. Lots of room to build a garage. Small storage shed on site. Great spot to stay and go hunting for the weekend!!

2. 2026-04-20
   listed $110,000 Active 175-char remark

   Show marketing remark (175 chars)

   3 Bedroom 2 Bath Mobile Home on 4.6 acres close to Truman Lake. Lots of room to build a garage. Small storage shed on site. Great spot to stay and go hunting for the weekend!!

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

Taxation est. · year 1

• Rental income: $15,931
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$3,200
• Taxable income: $1,821
• Est. tax owed @ 24.0%: −$437
• After-tax cash flow: $3,027/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 · 2 photos

Fair 45/100 Moderate rehab

This mobile home requires significant repairs and updates to its roof, exterior, flooring, interior, HVAC, and landscaping to improve its condition and value.

Repairs flagged

• Major roof — Significant wear and tear.
• Major exterior siding — Peeling and in need of repainting.
• Major flooring — Worn and may need replacement.
• Major interior walls/paint — Significant wear and may need repainting.
• Major HVAC unit — Old and may need replacement.
• Major landscaping — Sparse and could benefit from maintenance and improvement.

Value-add opportunities

• Both roof replacement — Improves both resale and rental value.
• Both exterior siding and painting — Enhances curb appeal and value.
• Both HVAC replacement — Improves comfort and energy efficiency.
• Both landscaping and curb appeal — Enhances overall property value and appeal.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant wear and tear.	Major	$15,000–50,000
exterior siding · Peeling and in need of repainting.	Major	$15,000–50,000
flooring · Worn and may need replacement.	Major	$15,000–50,000
interior walls/paint · Significant wear and may need repainting.	Major	$15,000–50,000
HVAC unit · Old and may need replacement.	Major	$15,000–50,000
landscaping · Sparse and could benefit from maintenance and improvement.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both roof replacement — Improves both resale and rental value. ↑
• Both exterior siding and painting — Enhances curb appeal and value. ↑
• Both HVAC replacement — Improves comfort and energy efficiency. ↑
• Both landscaping and curb appeal — Enhances overall property value and appeal. ↑

ⓘ 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: Warsaw R-IX
• NCES district ID: 2931070
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 42% ▲ 4.00%
• Median HH income: $33,160
• Composite: 29.53/100
• National rank: #6495
• State rank: #222 of 324 in MO

Livability — Warsaw

• Score: 63/100
• State rank: #332
• US rank: #15201

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,029

Population outlook (Benton County) Hauer SSP2

• Today (2025): 17,355 people
• By 2030: 16,513 · -4.9%
• By 2040: 14,898 · -14.2%
• By 2050: 13,662 · -21.3%
• By 2075: 11,308 · -34.8%
• By 2100: 8,755 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 2% Native American 1%
• Common ancestry: Slovak 3% Italian 2% Iranian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Benton

• 2024 margin: Solid R (+59.1) · D 20.1% · R 79.2%
• 2008→2024 swing: -36.8pp toward R · 2008: -22.3pp · 2024: -59.1pp
• All cycles: 2024: R+59.1 2020: R+56.6 2016: R+54.1 2012: R+34.3 2008: R+22.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.45%
• Current HPI: 232.6924
• 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

2 events — show timeline

• 2026-05-11 Pending — WCAR
• 2026-04-20 Listed $110,000 WCAR