8639 Highway E · Houston, MO 65483

$168,000

3 bd · 2.0 ba · 1,642 sqft · Other public records · 50 Days on market

Built 1979 0.56 ac lot ↓ 6% since listing

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Why this score? — see what drove the F 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 +11.5/30.0
• ARV discount +7.5/15.0
• DSCR +3.4/10.0
• Livability +2.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this spacious and thoughtfully updated 3 bedroom, 2 bath manufactured home with a well-designed addition. Ideally located outside city limits of Houston, but within minutes of town. Step inside to find fresh updates throughout, including new flooring, fresh paint, and stylish fixtures for a move-in ready feel. The heart of the home is a massive cook's kitchen featuring a center island, abundant oak cabinetry and Frigidaire stainless steel appliances - perfect for entertaining or everyday living. A large dining room with built-in cabinet provides an inviting space for gatherings. With two separate living areas, there's plenty of room to spread out, relax or host guests. Car e

Key facts

• 0.56 acre lot
• 4 garage spots
• Built 1979

Property features AI

Finance

• Other: Lot is level with few trees; Asphalt road frontage on a highway; Lot size approximately 0.56 acre; Directions: North of Houston on Hwy 63, take Highway E to property approximately 1/4 mile on the left.

Exterior

• Parking: 4-car garage; Circular driveway; Paved parking; Garage faces front; Garage door opener; Workshop in garage
• Utilities: Propane; Septic tank; Other water source
• Home design: Manufactured home (double wide) on land; Residential property
• Construction: Aluminum siding; Metal roof; Manufactured house construction
• Exterior features: Rain gutters; Front porch; Rear porch; Partial chain link fencing; Workshop (separate structure)

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher; Microwave; Refrigerator
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating; Propane heating; Forced air heating
• Interior features: Kitchen island; Living room fireplace
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $168k.

Deal economics

• At list price, monthly cash flow is $-57 ($-681/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (28.9% below list).
• Recommended offer: $119k (28.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.0% in Houston — 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 53/100 on livability (#824 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime F, amenities F, commute F.
• Houston R-I (rural): math 24% / reading 39% proficiency, ranked #266 of 324 in MO (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Houston Elem. (math 34% / reading 39%, grade F, #656 of 1,115 statewide, top 59%, 432 students, 55% FRL); Houston Middle (math 20% / reading 34%, grade F, #306 of 391 statewide, top 80%, 206 students, 55% FRL); Houston High (math 12% / reading 52%, grade F, #356 of 521 statewide, top 71%, 374 students, 41% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: 90 active listings in the ZIP; 10 units permitted in Texas County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Texas County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,465 (28.9% 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 50 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.71% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.45%
• DSCR: 0.94
• GRM: 11.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.8%
• Equity multiple: 0.34×
• Total profit: $-30,918
• Equity at exit: $25,049

10-year hold

• IRR: -11.3%
• Equity multiple: 0.32×
• Total profit: $-31,904
• Equity at exit: $14,526

Cash invested: $47,040 (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 65483

• Home prices YoY: -8.5%
• Active inventory: 90
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$881
• Tax from tax record: −$50 /mo · $594/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-57

Break-even live

Break-even rent $1,266

Max offer price $157,976

Occupancy floor 100%

Sensitivity live

Price	-10% $38	-5% $-9	+0% $-57	+5% $-104	+10% $-152
Rent	-10% $-151	-5% $-104	+0% $-57	+5% $-10	+10% $38
Rate	-1.0pp $28	-0.5pp $-14	base $-57	+0.5pp $-100	+1.0pp $-145

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $168,000 Active 50 DOM
2. 2026-06-21
   days on market $168,000 Active 49 DOM
3. 2026-06-21
   days on market $168,000 Active 48 DOM
4. 2026-06-18
   days on market $168,000 Active 46 DOM
5. 2026-06-17
   days on market $168,000 Active 45 DOM
6. 2026-06-16
   days on market $168,000 Active 44 DOM
7. 2026-06-15
   days on market $168,000 Active 43 DOM
8. 2026-06-13
   days on market $168,000 Active 41 DOM
9. 2026-06-12
   days on market $168,000 Active 40 DOM
10. 2026-06-09
    days on market $168,000 Active 37 DOM
11. 2026-06-08
    days on market $168,000 Active 36 DOM
12. 2026-06-07
    days on market $168,000 Active 35 DOM
13. 2026-06-07
    days on market $168,000 Active 34 DOM
14. 2026-06-04
    days on market $168,000 Active 31 DOM
15. 2026-06-02
    days on market $168,000 Active 30 DOM
16. 2026-06-01
    days on market $168,000 Active 29 DOM
17. 2026-05-31
    days on market $168,000 Active 28 DOM
18. 2026-05-02
    listed $179,000 Active 1106-char remark

ⓘ 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: $594 · $50/mo
• Projected year-2 tax: $1,630 · $136/mo
• Expected delta: +$1,036/yr (+$86/mo · 174.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $14,336
• − Mortgage interest: −$9,411
• − Property taxes: −$594
• − Insurance: −$840
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$4,887
• Taxable loss: −$3,690
• Est. tax savings @ 24.0%: +$886
• After-tax cash flow: $205/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: Houston R-I
• NCES district ID: 2914840
• Math proficiency: 24% ▼ -2.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $34,169
• Composite: 25.88/100
• National rank: #7344
• State rank: #266 of 324 in MO

Livability — Houston

• Score: 53/100
• State rank: #824
• US rank: #24484

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,607

Population outlook (Texas County) Hauer SSP2

• Today (2025): 24,648 people
• By 2030: 23,981 · -2.7%
• By 2040: 22,840 · -7.3%
• By 2050: 21,832 · -11.4%
• By 2075: 19,481 · -21.0%
• By 2100: 16,634 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Danish 2% Iranian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Tagalog/Filipino 1% German/W. Germanic 1%

Political lean MEDSL · Texas

• 2024 margin: Solid R (+71.7) · D 13.8% · R 85.5%
• 2008→2024 swing: -36.7pp toward R · 2008: -35.1pp · 2024: -71.7pp
• All cycles: 2024: R+71.7 2020: R+68.6 2016: R+65.4 2012: R+44.1 2008: R+35.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.78%
• Current HPI: 224.0504
• 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

-6.1% since first listed

2 events — show timeline

• 2026-05-28 Price Changed $168,000 SOMO
• 2026-05-02 Listed $179,000 SOMO

Property tax history

+4.8%/yr

Latest (2025): $594 · +7.6% YoY. Source: county tax records.