3679 Two Rivers Rd · Highlandville, MO 65669

$149,900

2 bd · 1.0 ba · 1,280 sqft · Manufactured public records · 34 Days on market

Built 1996 3.16 ac lot Est $242k · 38% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.0/30.0
• DSCR +3.9/10.0
• Appreciation +3.9/10.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

An easy 11 mile drive to Nixa and 27 miles to Branson. This 2 bedroom / 1 bath manufactured home sits on 3 rolling/ wooded acres. Featuring an open kitchen / living area and 2 nice sized bedrooms, with an extra large bathroom. New 1000 gallon septic and lateral lines. Shared well. All electric. Plus, an outdoor wood burning furnace to keep utilities low during the cold season. Detached extra large 1 car garage located next to home. Take a drive to the outbuilding located behind the home. This is a great spot for extra storage or man cave / she shed.

Key facts

• Mature timber
• Sizeable barn
• Surveyed acres

Tags

• 3 ACRES
• SURVEYED ACRES
• MATURE TIMBER
• 000-GALLON SEPTIC SYSTEM
• SHARED WELL AGREEMENT
• SIZEABLE BARN

Property features AI

Exterior

• Parking: Garage (1 car) with gravel driveway; garage faces front
• Utilities: Shared well water; Septic tank sewer
• Home design: Residential single-wide mobile home
• Construction: Single wide mobile home
• Exterior features: Covered front porch; Outbuilding; Rolling slope lot with few trees; Chip-and-seal and gravel road access; County road frontage

Interior

• Kitchen: Electric oven; Free‑standing electric oven; Dishwasher; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric forced-air heating; Central air conditioning; Ceiling fans
• Interior features: High-speed internet; Window coverings and blinds

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $-8 ($-94/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (25.2% below list).
• Recommended offer: $112k (25.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.1% in Highlandville — 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 58/100 on livability (#578 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Spokane R-VII (rural): math 37% / reading 43% proficiency, ranked #133 of 324 in MO (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Highlandville Elem. (math 37% / reading 47%, grade F, #481 of 1,115 statewide, top 46%, 360 students, 44% FRL); Spokane Middle (math 37% / reading 37%, grade F, #220 of 391 statewide, top 59%, 147 students, 44% FRL); Spokane High (math 44% / reading 44%, grade F, #179 of 521 statewide, top 39%, 193 students, 28% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: 30 active listings in the ZIP; 537 units permitted in Christian County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.2%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Christian County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

Recommended offer $112,088 (25.2% 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 34 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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. 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: 0.75% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $241,920
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3683 Two Rivers Rd	0.04mi	3/3.0 (+1)	1,324 (+3%)	16mo	$250,000	$189	66

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

Projected returns pro-forma

-2.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.53×
• Total profit: $-19,713
• Equity at exit: $27,825

10-year hold

• IRR: -4.3%
• Equity multiple: 0.68×
• Total profit: $-13,550
• Equity at exit: $22,562

Cash invested: $41,972 (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 65669

• Home prices YoY: -0.8%
• Active inventory: 30
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,121 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$45 /mo · $537/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $-8

Break-even live

Break-even rent $1,131

Max offer price $148,519

Occupancy floor 96%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $149,900 Active 34 DOM
2. 2026-06-18
   price $149,900 Active 33 DOM
3. 2026-06-17
   days on market $157,000 Active 33 DOM
4. 2026-06-16
   days on market $157,000 Active 32 DOM
5. 2026-06-15
   days on market $157,000 Active 31 DOM
6. 2026-06-14
   days on market $157,000 Active 29 DOM
7. 2026-06-13
   days on market $157,000 Active 28 DOM
8. 2026-06-10
   days on market $157,000 Active 26 DOM
9. 2026-06-09
   days on market $157,000 Active 25 DOM
10. 2026-06-08
    days on market $157,000 Active 24 DOM
11. 2026-06-07
    days on market $157,000 Active 23 DOM
12. 2026-06-03
    days on market $157,000 Active 19 DOM
13. 2026-06-02
    days on market $157,000 Active 18 DOM
14. 2026-06-01
    days on market $157,000 Active 17 DOM
15. 2026-05-31
    days on market $157,000 Active 16 DOM
16. 2026-05-30
    days on market $157,000 Active 15 DOM
17. 2026-05-14
    listed $157,000 Active 941-char remark
18. 2024-11-20
    soldstatus
19. 2024-11-13
    soldstatus Closed 555-char remark

    Show marketing remark (555 chars)

    An easy 11 mile drive to Nixa and 27 miles to Branson. This 2 bedroom / 1 bath manufactured home sits on 3 rolling/ wooded acres. Featuring an open kitchen / living area and 2 nice sized bedrooms, with an extra large bathroom. New 1000 gallon septic and lateral lines. Shared well. All electric. Plus, an outdoor wood burning furnace to keep utilities low during the cold season. Detached extra large 1 car garage located next to home. Take a drive to the outbuilding located behind the home. This is a great spot for extra storage or man cave / she shed.

20. 2024-08-28
    status Pending 555-char remark

    Show marketing remark (555 chars)

    An easy 11 mile drive to Nixa and 27 miles to Branson. This 2 bedroom / 1 bath manufactured home sits on 3 rolling/ wooded acres. Featuring an open kitchen / living area and 2 nice sized bedrooms, with an extra large bathroom. New 1000 gallon septic and lateral lines. Shared well. All electric. Plus, an outdoor wood burning furnace to keep utilities low during the cold season. Detached extra large 1 car garage located next to home. Take a drive to the outbuilding located behind the home. This is a great spot for extra storage or man cave / she shed.

21. 2024-08-10
    listed $138,000 Active 555-char remark

    Show marketing remark (555 chars)

    An easy 11 mile drive to Nixa and 27 miles to Branson. This 2 bedroom / 1 bath manufactured home sits on 3 rolling/ wooded acres. Featuring an open kitchen / living area and 2 nice sized bedrooms, with an extra large bathroom. New 1000 gallon septic and lateral lines. Shared well. All electric. Plus, an outdoor wood burning furnace to keep utilities low during the cold season. Detached extra large 1 car garage located next to home. Take a drive to the outbuilding located behind the home. This is a great spot for extra storage or man cave / she shed.

22. 2022-02-02
    listed $124,900
23. 2006-04-05
    soldstatus

ⓘ 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: $537 · $45/mo
• Projected year-2 tax: $1,454 · $121/mo
• Expected delta: +$917/yr (+$76/mo · 170.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,451
• − Mortgage interest: −$8,397
• − Property taxes: −$537
• − Insurance: −$750
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$4,361
• Taxable loss: −$2,746
• Est. tax savings @ 24.0%: +$659
• After-tax cash flow: $565/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: Spokane R-VII
• NCES district ID: 2928800
• Math proficiency: 37% ▼ -6.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $51,380
• Composite: 34.61/100
• National rank: #5154
• State rank: #133 of 324 in MO

Livability — Highlandville

• Score: 58/100
• State rank: #578
• US rank: #20668

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,827

Population outlook (Christian County) Hauer SSP2

• Today (2025): 95,071 people
• By 2030: 100,379 · +5.6%
• By 2040: 109,902 · +15.6%
• By 2050: 117,487 · +23.6%
• By 2075: 130,738 · +37.5%
• By 2100: 131,730 · +38.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 4% Iranian 2% Italian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Christian

• 2024 margin: Solid R (+52.2) · D 23.3% · R 75.6% · Other 1.1%
• 2008→2024 swing: -16.4pp toward R · 2008: -35.8pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+50.8 2016: R+54.2 2012: R+46.5 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.19%
• Current HPI: 265.695
• 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

+20.0% since first listed

8 events — show timeline

• 2026-06-17 Price Changed $149,900 SOMO
• 2026-05-14 Listed $157,000 SOMO
• 2024-11-20 Sold (Public Records) — Public Records
• 2024-11-13 Sold (MLS) — SOMO
• 2024-08-28 Pending — SOMO
• 2024-08-10 Listed $138,000 SOMO
• 2022-02-02 Listed $124,900 SOMO
• 2006-04-05 Sold (Public Records) — Public Records

Property tax history

+9.8%/yr

Latest (2025): $537 · +3.2% YoY. Source: county tax records.