105 Mobile Manor Dr

Moscow Mills, MO 63379

$174,900D+

3 bd · 2.0 ba · 1,568 sqft · Built 2001 · Manufactured · Active · 18 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,497/mo
• Mortgage (P&I): −$917
• Tax + insurance: −$128
• HOA: −$10
• Vac / Maint / Mgmt: −$314
• Net cashflow: $128/mo
• Annual: $1,533/yr
• Cap rate: 7.17%
• Cash-on-cash: 3.13%
• DSCR: 1.14
• 1% rule: 0.86%
• Cash to close: $48,972

Investor read

• This is a 3-bed/2.0-bath manufactured listed at $175k.
• 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).
• It's been on market 18 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $150k (14.4% below list) — sets the bar for 1% rule.
• 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.
• Location reads 62/100 on livability (#375 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment 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: 156 active listings in the ZIP; solid renter incomes; 149 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).
• Lincoln County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• Cap rate 7.2% vs local median 2.6% in Moscow Mills — 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.

Questions for listing agent

• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.