9948 Golden Ridge Dr · Cedar Hill Lakes, MO 63041

$174,999

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 2 Days on market

Built 1993 5.04 ac lot Est $219k · 20% 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 +10.0/30.0
• Appreciation +7.0/10.0
• Schools +3.5/10.0
• DSCR +2.8/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0

Listing remarks MLS

All offers to be submitted no later than 8pm on April 9th. Check out the updates list and see all this home has to offer! Nestled on 5 acres, this charming home offers the perfect blend of tranquility and functionality. This renovated home has 3 bedrooms and 2 bathrooms. The property features an array of amenities, including a spacious outbuilding equipped with electricity, ideal for storage, or hobbies. A convenient shed provides extra storage space for your outdoor equipment and chicken coup! Next the kids can play in the playhouse or on the zip line! There is a workshop area that is the perfect place to unleash your creativity and tackle projects of all sizes. Surrounded by scenic countryside, this property offers endless opportunities for outdoor enjoyment and relaxation. Whether you're hosting gatherings around the fire pit, cultivating a garden, or simply soaking in the serene views, this home provides the perfect backdrop for country living.

Key facts

• 5.04 acre lot
• Built 1993
• Listed 2 days

Property features AI

Finance

• Other: Private ownership; Other structures on the property include barn(s), shed(s), and storage
• Financial info: Lease not considered; No second mortgage indicated

Exterior

• Parking: Gravel driveway/parking; No garage; Outside private parking
• Utilities: Well water; Septic tank; Electric service (Ameren); Electricity connected; Sewer connected; Water available
• Home design: Residential single-family manufactured home; Updated/remodeled; One level; Attached property
• Construction: Vinyl siding; Metal roof; Other foundation; Manufactured house; built on one level
• Exterior features: Deck; Private yard; Adjoins wooded area; Many trees; Native plants and natural foliage; Private and secluded setting; Wooded lot

Interior

• Kitchen: Stainless steel appliances; Induction cooktop; Dishwasher; Freezer; Microwave; Electric range; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Electric baseboard heating; Wall/window air conditioning unit(s)
• Interior features: Eat-in kitchen; Pantry; Walk-in closet(s)
• Laundry & utility: Washer and dryer included; Main level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (32.0% below list).
• Recommended offer: $119k (32.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#778 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Northwest R-I (suburban): math 37% / reading 43% proficiency, ranked #128 of 324 in MO (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Maple Grove Elem. (math 57% / reading 47%, grade C-, #231 of 1,115 statewide, top 24%, 395 students, 46% FRL); Northwest High (math 26% / reading 56%, grade F, #236 of 521 statewide, top 45%, 1,841 students, 27% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: 5 active listings in the ZIP; 807 units permitted in Jefferson County in 2024 (104 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.1% local appreciation)).
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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.
• Current owner paid $25k; list at $175k implies a 600% gain — meaningful room to come down on a strong offer.

Recommended offer $119,052 (32.0% 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. 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 5.56%
• Cash-on-cash: -2.62%
• DSCR: 0.88
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $218,880
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9935 Golden Ridge Dr	0.09mi	3/2.0	1,280 (+5%)	10mo	$230,000	$180	78

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

Projected returns pro-forma

4.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.1%
• Equity multiple: 1.50×
• Total profit: $24,363
• Equity at exit: $89,503

10-year hold

• IRR: 10.2%
• Equity multiple: 2.72×
• Total profit: $84,188
• Equity at exit: $147,013

Cash invested: $49,000 (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 63041

• Home prices YoY: 2.2%
• Active inventory: 5
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,191 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$57 /mo · $680/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-107

Break-even live

Break-even rent $1,326

Max offer price $156,128

Occupancy floor —

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-22
   listed $174,999 Active
2. 2026-05-20
   historical $174,999
3. 2024-05-13
   soldstatus
4. 2024-05-10
   soldstatus Closed 962-char remark

   Show marketing remark (962 chars)

   All offers to be submitted no later than 8pm on April 9th. Check out the updates list and see all this home has to offer! Nestled on 5 acres, this charming home offers the perfect blend of tranquility and functionality. This renovated home has 3 bedrooms and 2 bathrooms. The property features an array of amenities, including a spacious outbuilding equipped with electricity, ideal for storage, or hobbies. A convenient shed provides extra storage space for your outdoor equipment and chicken coup! Next the kids can play in the playhouse or on the zip line! There is a workshop area that is the perfect place to unleash your creativity and tackle projects of all sizes. Surrounded by scenic countryside, this property offers endless opportunities for outdoor enjoyment and relaxation. Whether you're hosting gatherings around the fire pit, cultivating a garden, or simply soaking in the serene views, this home provides the perfect backdrop for country living.

5. 2024-04-10
   historical Active Under Contract 962-char remark

   Show marketing remark (962 chars)

   All offers to be submitted no later than 8pm on April 9th. Check out the updates list and see all this home has to offer! Nestled on 5 acres, this charming home offers the perfect blend of tranquility and functionality. This renovated home has 3 bedrooms and 2 bathrooms. The property features an array of amenities, including a spacious outbuilding equipped with electricity, ideal for storage, or hobbies. A convenient shed provides extra storage space for your outdoor equipment and chicken coup! Next the kids can play in the playhouse or on the zip line! There is a workshop area that is the perfect place to unleash your creativity and tackle projects of all sizes. Surrounded by scenic countryside, this property offers endless opportunities for outdoor enjoyment and relaxation. Whether you're hosting gatherings around the fire pit, cultivating a garden, or simply soaking in the serene views, this home provides the perfect backdrop for country living.

6. 2024-04-08
   listed $145,000 Active 962-char remark

   Show marketing remark (962 chars)

   All offers to be submitted no later than 8pm on April 9th. Check out the updates list and see all this home has to offer! Nestled on 5 acres, this charming home offers the perfect blend of tranquility and functionality. This renovated home has 3 bedrooms and 2 bathrooms. The property features an array of amenities, including a spacious outbuilding equipped with electricity, ideal for storage, or hobbies. A convenient shed provides extra storage space for your outdoor equipment and chicken coup! Next the kids can play in the playhouse or on the zip line! There is a workshop area that is the perfect place to unleash your creativity and tackle projects of all sizes. Surrounded by scenic countryside, this property offers endless opportunities for outdoor enjoyment and relaxation. Whether you're hosting gatherings around the fire pit, cultivating a garden, or simply soaking in the serene views, this home provides the perfect backdrop for country living.

7. 2020-04-07
   soldstatus Closed 624-char remark

   Show marketing remark (624 chars)

   Talk about Affordable!!!! Small barn needs repair, nice utility shed, large trees to shade the comfortable sized deck. A lil imagination and a positive attitude will get you a place to live for much less than the price of a new car..... It has 3 bedrooms, 2 baths, beautiful fireplace, not mention the peace and quiet. HUD Homes are sold “AS-IS”. HUD CASE#292-473605 No utilities please use caution and bring a flash light. Permission for utility activation must be granted. In cases where plumbing deficiencies exist, permission might be denied !!!! PLEASE CHECK ADDENDUM'S PRIOR TO SUBMITTING YOUR OFFER.

8. 2020-03-27
   status Pending 624-char remark

   Show marketing remark (624 chars)

   Talk about Affordable!!!! Small barn needs repair, nice utility shed, large trees to shade the comfortable sized deck. A lil imagination and a positive attitude will get you a place to live for much less than the price of a new car..... It has 3 bedrooms, 2 baths, beautiful fireplace, not mention the peace and quiet. HUD Homes are sold “AS-IS”. HUD CASE#292-473605 No utilities please use caution and bring a flash light. Permission for utility activation must be granted. In cases where plumbing deficiencies exist, permission might be denied !!!! PLEASE CHECK ADDENDUM'S PRIOR TO SUBMITTING YOUR OFFER.

9. 2020-02-21
   historical Active Under Contract 624-char remark

   Show marketing remark (624 chars)

   Talk about Affordable!!!! Small barn needs repair, nice utility shed, large trees to shade the comfortable sized deck. A lil imagination and a positive attitude will get you a place to live for much less than the price of a new car..... It has 3 bedrooms, 2 baths, beautiful fireplace, not mention the peace and quiet. HUD Homes are sold “AS-IS”. HUD CASE#292-473605 No utilities please use caution and bring a flash light. Permission for utility activation must be granted. In cases where plumbing deficiencies exist, permission might be denied !!!! PLEASE CHECK ADDENDUM'S PRIOR TO SUBMITTING YOUR OFFER.

10. 2020-02-13
    listed $22,000 Active 624-char remark

    Show marketing remark (624 chars)

    Talk about Affordable!!!! Small barn needs repair, nice utility shed, large trees to shade the comfortable sized deck. A lil imagination and a positive attitude will get you a place to live for much less than the price of a new car..... It has 3 bedrooms, 2 baths, beautiful fireplace, not mention the peace and quiet. HUD Homes are sold “AS-IS”. HUD CASE#292-473605 No utilities please use caution and bring a flash light. Permission for utility activation must be granted. In cases where plumbing deficiencies exist, permission might be denied !!!! PLEASE CHECK ADDENDUM'S PRIOR TO SUBMITTING YOUR OFFER.

11. 2007-02-07
    soldstatus
12. 2002-03-01
    soldstatus
13. 1993-08-23
    soldstatus $25,000

ⓘ 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: $680 · $57/mo
• Projected year-2 tax: $1,697 · $141/mo
• Expected delta: +$1,017/yr (+$85/mo · 149.5%)

ⓘ 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 ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $14,286
• − Mortgage interest: −$9,803
• − Property taxes: −$680
• − Insurance: −$875
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$5,091
• Taxable loss: −$4,449
• Est. tax savings @ 24.0%: +$1,068
• After-tax cash flow: $-214/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: Northwest R-I
• NCES district ID: 2922890
• Math proficiency: 37% ▼ -9.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $55,998
• Composite: 35.05/100
• National rank: #5034
• State rank: #128 of 324 in MO

Livability — Cedar Hill Lakes

• Score: 54/100
• State rank: #778
• US rank: #23862

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 306

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 235,088 people
• By 2030: 238,365 · +1.4%
• By 2040: 240,156 · +2.2%
• By 2050: 234,651 · -0.2%
• By 2075: 214,569 · -8.7%
• By 2100: 179,697 · -23.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Italian 8% Lithuanian 5% Portuguese 4%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+36.7) · D 31.0% · R 67.7% · Other 1.3%
• 2008→2024 swing: -39.3pp toward R · 2008: 2.5pp · 2024: -36.7pp
• All cycles: 2024: R+36.7 2020: R+33.9 2016: R+35.3 2012: R+12.7 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.08%
• Current HPI: 186.4026
• 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

+600.0% since first listed

13 events — show timeline

• 2026-05-22 Listed $174,999 MARIS as Distributed by MLS Grid
• 2026-05-20 Coming Soon $174,999 MARIS as Distributed by MLS Grid
• 2024-05-13 Sold (Public Records) — Public Records
• 2024-05-10 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-04-10 Contingent — MARIS as Distributed by MLS Grid
• 2024-04-08 Listed $145,000 MARIS as Distributed by MLS Grid
• 2020-04-07 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-03-27 Pending — MARIS as Distributed by MLS Grid
• 2020-02-21 Contingent — MARIS as Distributed by MLS Grid
• 2020-02-13 Listed $22,000 MARIS as Distributed by MLS Grid
• 2007-02-07 Sold (Public Records) — Public Records
• 2002-03-01 Sold (Public Records) — Public Records
• 1993-08-23 Sold (Public Records) $25,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $680 · +5.6% YoY. Source: county tax records.