1909 E 505th Rd · Pleasant Hope, MO 65663

$110,000

3 bd · 1.0 ba · 1,120 sqft · Manufactured public records · 132 Days on market

Built 1988 4.50 ac lot

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Why this score? — see what drove the C 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 +22.2/30.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +4.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

These 4.5 acres feature not only a 14x80 mobile home, but also a 32x20 shop building with concrete floors and electricity! The perfect space for storing tools, doing mechanical projects, or simply parking your vehicle. Behind the home you will find a barbed wire fenced area ample for livestock - including horses, a structure that can double as a chicken coop/dog kennel, a lean-to, and so much more. Beyond the fencing, the property scrolls down toward a small creek that runs across the back of the property. Did we mention all the wildlife? If you love rural living this is the perfect spot for you!

Key facts

• Mobile home
• Electricity
• Shop building

Tags

• MOBILE HOME
• SHOP BUILDING
• CONCRETE FLOORS
• ELECTRICITY
• BARBED WIRE FENCED AREA
• LIVESTOCK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (5.2% below list).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#413 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime F, amenities F.
• Pleasant Hope R-VI (rural): math 21% / reading 35% proficiency, ranked #281 of 324 in MO (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 14 active listings in the ZIP; 188 units permitted in Polk County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($761 loan paydown + $7k appreciation (6.4% local appreciation)).
• At projected returns (6.4% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.95% ✗
• Cap rate: 8.25%
• Cash-on-cash: 7.00%
• DSCR: 1.31
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 2.48×
• Total profit: $45,679
• Equity at exit: $71,849

10-year hold

• IRR: 20.7%
• Equity multiple: 5.05×
• Total profit: $124,684
• Equity at exit: $132,691

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 65663

• Home prices YoY: 2.4%
• Active inventory: 14
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,043 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$22 /mo · $260/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $180

Break-even live

Break-even rent $816

Max offer price $110,000

Occupancy floor 78%

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 17 events

1. 2026-06-18
   days on market $110,000 Active 132 DOM
2. 2026-06-17
   days on market $110,000 Active 131 DOM
3. 2026-06-16
   days on market $110,000 Active 130 DOM
4. 2026-06-15
   days on market $110,000 Active 129 DOM
5. 2026-06-14
   days on market $110,000 Active 127 DOM
6. 2026-06-13
   days on market $110,000 Active 126 DOM
7. 2026-06-10
   days on market $110,000 Active 124 DOM
8. 2026-06-09
   days on market $110,000 Active 123 DOM
9. 2026-06-08
   days on market $110,000 Active 122 DOM
10. 2026-06-07
    days on market $110,000 Active 121 DOM
11. 2026-06-03
    days on market $110,000 Active 117 DOM
12. 2026-06-02
    days on market $110,000 Active 116 DOM
13. 2026-06-01
    days on market $110,000 Active 115 DOM
14. 2026-05-31
    days on market $110,000 Active 114 DOM
15. 2026-05-30
    days on market $110,000 Active 113 DOM
16. 2026-02-06
    listed $110,000 Active 603-char remark

    Show marketing remark (603 chars)

    These 4.5 acres feature not only a 14x80 mobile home, but also a 32x20 shop building with concrete floors and electricity! The perfect space for storing tools, doing mechanical projects, or simply parking your vehicle. Behind the home you will find a barbed wire fenced area ample for livestock - including horses, a structure that can double as a chicken coop/dog kennel, a lean-to, and so much more. Beyond the fencing, the property scrolls down toward a small creek that runs across the back of the property. Did we mention all the wildlife? If you love rural living this is the perfect spot for you!

17. 2021-04-19
    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: $260 · $22/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$807/yr (+$67/mo · 310.1%)

ⓘ 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 ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,516
• − Mortgage interest: −$6,162
• − Property taxes: −$260
• − Insurance: −$550
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − Depreciation: −$3,200
• Taxable income: $341
• Est. tax owed @ 24.0%: −$82
• After-tax cash flow: $2,073/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: Pleasant Hope R-VI
• NCES district ID: 2925350
• Math proficiency: 21% ▼ -2.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $41,804
• Composite: 23.71/100
• National rank: #7829
• State rank: #281 of 324 in MO

Livability — Pleasant Hope

• Score: 61/100
• State rank: #413
• US rank: #17379

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): 2,606

Population outlook (Polk County) Hauer SSP2

• Today (2025): 31,229 people
• By 2030: 31,227 · +-0.0%
• By 2040: 31,104 · -0.4%
• By 2050: 30,553 · -2.2%
• By 2075: 29,332 · -6.1%
• By 2100: 26,387 · -15.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 7% Portuguese 3% Serbian 3%
• Foreign-born: 0%
• Languages at home: 87% English-only · German/W. Germanic 12%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+61.6) · D 18.6% · R 80.2% · Other 1.1%
• 2008→2024 swing: -29.5pp toward R · 2008: -32.1pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+59.5 2016: R+56.9 2012: R+43.2 2008: R+32.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.39%
• Current HPI: 273.5753
• 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

• 2026-02-06 Listed $110,000 SOMO
• 2021-04-19 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2024): $260 · +0.0% YoY. Source: county tax records.