105 Mobile Manor Dr · Troy, MO 63379

$174,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 15 Days on market

Built 2001 0.27 ac lot $10/mo HOA · 1% of rent

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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).

• Cash flow +17.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Schools +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.27 acre lot
• Built 2001
• Listed 14 days

Property features AI

Finance

• Financial info: Lease not considered
• HOA & community: Shelter Manor HOA with an annual fee of $120 (includes grounds maintenance); No listed association amenities

Exterior

• Utilities: Public water; Public sewer; Electricity connected (single phase)
• Home design: Residential mobile home; Single-story
• Construction: Vertical siding
• Exterior features: Located on a cul-de-sac

Interior

• Bedrooms: 5 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Electric forced-air heating; Central electric air conditioning
• Interior features: One-level living; Fireplace (1)

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 $128 ($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 $150k (14.4% below list).
• Recommended offer: $150k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 2.8% in Troy — 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 69/100 on livability (#146 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F.
• Troy R-III (town): math 40% / reading 47% proficiency, ranked #97 of 324 in MO (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cuivre Park Elementary (math 40% / reading 39%, grade F, #537 of 1,115 statewide, top 53%, 623 students, 37% FRL); Troy Buchanan High (math 40% / reading 58%, grade D, #145 of 521 statewide, top 28%, 2,188 students, 26% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: 154 active listings in the ZIP; solid renter incomes; 149 units permitted in Lincoln County in 2024 (0 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.
• Lincoln County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Recommended offer $149,740 (14.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.13%
• DSCR: 1.14
• GRM: 9.7

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-20,279
• Equity at exit: $26,078

10-year hold

• IRR: -2.3%
• Equity multiple: 0.85×
• Total profit: $-7,476
• Equity at exit: $15,122

Cash invested: $48,972 (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 63379

• Home prices YoY: -27.3%
• Active inventory: 154
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,497 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$55 /mo · $662/yr
• Insurance: −$73
• HOA: −$10
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $128

Break-even live

Break-even rent $1,336

Max offer price $174,900

Occupancy floor 86%

Sensitivity live

Price	-10% $227	-5% $177	+0% $128	+5% $78	+10% $29
Rent	-10% $9	-5% $69	+0% $128	+5% $187	+10% $246
Rate	-1.0pp $216	-0.5pp $172	base $128	+0.5pp $82	+1.0pp $36

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 9 events

1. 2026-06-18
   days on market $174,900 Active 15 DOM
2. 2026-06-17
   days on market $174,900 Active 14 DOM
3. 2026-06-16
   days on market $174,900 Active 13 DOM
4. 2026-06-15
   price $174,900 Active 12 DOM
5. 2026-06-15
   days on market $180,000 Active 12 DOM
6. 2026-06-13
   days on market $180,000 Active 10 DOM
7. 2026-06-09
   days on market $180,000 Active 6 DOM
8. 2026-06-08
   days on market $180,000 Active 5 DOM
9. 2026-06-07
   listed $180,000 Active 4 DOM

ⓘ 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: $662 · $55/mo
• Projected year-2 tax: $1,697 · $141/mo
• Expected delta: +$1,035/yr (+$86/mo · 156.3%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,969
• − Mortgage interest: −$9,797
• − Property taxes: −$662
• − Insurance: −$874
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − HOA: −$120
• − Depreciation: −$5,088
• Taxable loss: −$1,448
• Est. tax savings @ 24.0%: +$347
• After-tax cash flow: $1,880/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: Troy R-III
• NCES district ID: 2930450
• Math proficiency: 40% ▼ -4.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $56,629
• Composite: 38.01/100
• National rank: #4288
• State rank: #97 of 324 in MO

Livability — Troy

• Score: 69/100
• State rank: #146
• US rank: #8339

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lincoln County · 27,731 people
• City population: 27,731
• Metro: St. Louis, MO-IL
• Population (ZIP): 27,731
• Household income: $91,194
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 485.0

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 58,571 people
• By 2030: 60,050 · +2.5%
• By 2040: 61,982 · +5.8%
• By 2050: 61,790 · +5.5%
• By 2075: 58,249 · -0.5%
• By 2100: 48,815 · -16.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 4% Romanian 3% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+55.9) · D 21.5% · R 77.4% · Other 1.1%
• 2008→2024 swing: -44.5pp toward R · 2008: -11.4pp · 2024: -55.9pp
• All cycles: 2024: R+55.9 2020: R+52.5 2016: R+50.5 2012: R+29.1 2008: R+11.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.19%
• Current HPI: 208.4941
• Rent YoY: —
• Metro: St. Louis, MO-IL
• 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

+2.9% since first listed

3 events — show timeline

• 2026-06-04 Price Changed $180,000 MARIS as Distributed by MLS Grid
• 2026-06-04 Listed $175,000 MARIS as Distributed by MLS Grid
• 2026-06-04 Coming Soon $175,000 MARIS as Distributed by MLS Grid

Property tax history

+11.2%/yr

Latest (2025): $662 · +3.2% YoY. Source: county tax records.