12590 Private Drive 5242 · Rolla, MO 65401

$130,000

4 bd · 1.0 ba · 1,696 sqft · Manufactured public records · 38 Days on market

Built 1993 1.00 ac lot $77/sqft · 25% below area Est $180k · 28% under

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Why this score? — see what drove the B 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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.0/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a nice size manufactured home that has 4 bedrooms, 2 full baths and sits on a 1.84 m/l acre lot with a large 2 car garage/shop, deck areas and a fenced in back yard. It is all electric with central heat & air, a pellet burning stove, well water & septic sewer. The kitchen has a pantry, electric oven/range, exhaust fan, dishwasher & refrigerator. New well pump & pipes installed April 2016 & new carpet installed November 2016.

Key facts

• Pantry
• Multiple deck areas
• Large garage

Tags

• LARGE GARAGE
• MULTIPLE DECK AREAS
• FENCED BACKYARD
• ONE LEVEL LIVING
• PLENTY OF CABINET STORAGE
• PANTRY

Property features AI

Finance

• Other: 1-acre lot (public records)
• Financial info: No specific financials or investor details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Detached garage; 4-car garage capacity
• Security: No security features listed
• Utilities: Well water; Septic tank; 220-volt electric service; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured home (single level)
• Construction: Vinyl siding construction; No basement
• Exterior features: Deck; Adjoins wooded area; Level lot; Gravel road access; Second garage on the property

Interior

• Kitchen: No specific kitchen appliance list provided
• Bedrooms: 4 bedrooms, all on the main level
• Flooring: No flooring information provided
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Forced air electric heating; Central electric air conditioning
• Interior features: Electric water heater; Living room free-standing fireplace; Total of 10 rooms
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.5% in Rolla — 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 73/100 on livability (#76 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime D, commute F, employment D-.
• Rolla 31 (town): math 38% / reading 48% proficiency, ranked #118 of 324 in MO (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Col. John B. Wyman Elem. (math 52% / reading 52%, grade C-, #231 of 1,115 statewide, top 24%, 482 students, 42% FRL); Rolla Sr. High (math 25% / reading 61%, grade F, #211 of 521 statewide, top 41%, 1,323 students, 34% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: Rents rising fast (+10.2%/yr); 268 active listings in the ZIP; 162 units permitted in Phelps County in 2024 (83 in 5+ unit buildings).
• This rent runs 31% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Phelps County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $55k; list at $130k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is D 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. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.88%
• DSCR: 1.48
• GRM: 7.6

CMA / ARV

• ARV (median comp): $179,900
• List price: $130,000
• Delta: -27.74%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 5.0%
• Equity multiple: 1.21×
• Total profit: $7,464
• Equity at exit: $19,383

10-year hold

• IRR: 18.4%
• Equity multiple: 2.86×
• Total profit: $67,781
• Equity at exit: $11,240

Cash invested: $36,400 (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 65401

• Home prices YoY: -26.4%
• Rents YoY: 10.2%
• Active inventory: 268
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,429 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$63 /mo · $761/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $330

Break-even live

Break-even rent $1,012

Max offer price $130,000

Occupancy floor 72%

Sensitivity live

Price	-10% $404	-5% $367	+0% $330	+5% $293	+10% $256
Rent	-10% $217	-5% $273	+0% $330	+5% $386	+10% $443
Rate	-1.0pp $395	-0.5pp $363	base $330	+0.5pp $296	+1.0pp $262

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $130,000 Active 38 DOM
2. 2026-06-18
   days on market $130,000 Active 37 DOM
3. 2026-06-17
   days on market $130,000 Active 36 DOM
4. 2026-06-16
   days on market $130,000 Active 35 DOM
5. 2026-06-15
   days on market $130,000 Active 34 DOM
6. 2026-06-14
   days on market $130,000 Active 32 DOM
7. 2026-06-12
   days on market $130,000 Active 31 DOM
8. 2026-06-09
   days on market $130,000 Active 28 DOM
9. 2026-06-08
   days on market $130,000 Active 27 DOM
10. 2026-06-07
    pricedays on market $130,000 Active 26 DOM
11. 2026-06-02
    days on market $135,000 Active 21 DOM
12. 2026-06-01
    days on market $135,000 Active 20 DOM
13. 2026-05-31
    days on market $135,000 Active 19 DOM
14. 2026-05-30
    days on market $135,000 Active 18 DOM
15. 2026-05-12
    listed $135,000 Active 752-char remark
16. 2018-12-26
    soldstatus Closed 459-char remark

    Show marketing remark (459 chars)

    This is a nice size manufactured home that has 4 bedrooms, 2 full baths and sits on a 1.84 m/l acre lot with a large 2 car garage/shop, deck areas and a fenced in back yard. It is all electric with central heat & air, a pellet burning stove, well water & septic sewer. The kitchen has a pantry, electric oven/range, exhaust fan, dishwasher & refrigerator. New well pump & pipes installed April 2016 & new carpet installed November 2016.

17. 2018-12-07
    soldstatus $54,900
18. 2018-11-12
    historical Contingent (No Kickout) 459-char remark

    Show marketing remark (459 chars)

    This is a nice size manufactured home that has 4 bedrooms, 2 full baths and sits on a 1.84 m/l acre lot with a large 2 car garage/shop, deck areas and a fenced in back yard. It is all electric with central heat & air, a pellet burning stove, well water & septic sewer. The kitchen has a pantry, electric oven/range, exhaust fan, dishwasher & refrigerator. New well pump & pipes installed April 2016 & new carpet installed November 2016.

19. 2018-09-26
    price $54,900 459-char remark

    Show marketing remark (459 chars)

    This is a nice size manufactured home that has 4 bedrooms, 2 full baths and sits on a 1.84 m/l acre lot with a large 2 car garage/shop, deck areas and a fenced in back yard. It is all electric with central heat & air, a pellet burning stove, well water & septic sewer. The kitchen has a pantry, electric oven/range, exhaust fan, dishwasher & refrigerator. New well pump & pipes installed April 2016 & new carpet installed November 2016.

20. 2018-08-09
    status Active 459-char remark

    Show marketing remark (459 chars)

    This is a nice size manufactured home that has 4 bedrooms, 2 full baths and sits on a 1.84 m/l acre lot with a large 2 car garage/shop, deck areas and a fenced in back yard. It is all electric with central heat & air, a pellet burning stove, well water & septic sewer. The kitchen has a pantry, electric oven/range, exhaust fan, dishwasher & refrigerator. New well pump & pipes installed April 2016 & new carpet installed November 2016.

21. 2018-06-11
    status Pending 459-char remark

    Show marketing remark (459 chars)

    This is a nice size manufactured home that has 4 bedrooms, 2 full baths and sits on a 1.84 m/l acre lot with a large 2 car garage/shop, deck areas and a fenced in back yard. It is all electric with central heat & air, a pellet burning stove, well water & septic sewer. The kitchen has a pantry, electric oven/range, exhaust fan, dishwasher & refrigerator. New well pump & pipes installed April 2016 & new carpet installed November 2016.

22. 2017-09-26
    historical Contingent (No Kickout) 459-char remark

    Show marketing remark (459 chars)

    This is a nice size manufactured home that has 4 bedrooms, 2 full baths and sits on a 1.84 m/l acre lot with a large 2 car garage/shop, deck areas and a fenced in back yard. It is all electric with central heat & air, a pellet burning stove, well water & septic sewer. The kitchen has a pantry, electric oven/range, exhaust fan, dishwasher & refrigerator. New well pump & pipes installed April 2016 & new carpet installed November 2016.

23. 2017-09-21
    status Active 459-char remark

    Show marketing remark (459 chars)

    This is a nice size manufactured home that has 4 bedrooms, 2 full baths and sits on a 1.84 m/l acre lot with a large 2 car garage/shop, deck areas and a fenced in back yard. It is all electric with central heat & air, a pellet burning stove, well water & septic sewer. The kitchen has a pantry, electric oven/range, exhaust fan, dishwasher & refrigerator. New well pump & pipes installed April 2016 & new carpet installed November 2016.

24. 2017-08-11
    historical Contingent (No Kickout) 459-char remark

    Show marketing remark (459 chars)

    This is a nice size manufactured home that has 4 bedrooms, 2 full baths and sits on a 1.84 m/l acre lot with a large 2 car garage/shop, deck areas and a fenced in back yard. It is all electric with central heat & air, a pellet burning stove, well water & septic sewer. The kitchen has a pantry, electric oven/range, exhaust fan, dishwasher & refrigerator. New well pump & pipes installed April 2016 & new carpet installed November 2016.

25. 2017-07-11
    price $59,900 459-char remark

    Show marketing remark (459 chars)

    This is a nice size manufactured home that has 4 bedrooms, 2 full baths and sits on a 1.84 m/l acre lot with a large 2 car garage/shop, deck areas and a fenced in back yard. It is all electric with central heat & air, a pellet burning stove, well water & septic sewer. The kitchen has a pantry, electric oven/range, exhaust fan, dishwasher & refrigerator. New well pump & pipes installed April 2016 & new carpet installed November 2016.

26. 2017-05-19
    price $69,900 459-char remark

    Show marketing remark (459 chars)

    This is a nice size manufactured home that has 4 bedrooms, 2 full baths and sits on a 1.84 m/l acre lot with a large 2 car garage/shop, deck areas and a fenced in back yard. It is all electric with central heat & air, a pellet burning stove, well water & septic sewer. The kitchen has a pantry, electric oven/range, exhaust fan, dishwasher & refrigerator. New well pump & pipes installed April 2016 & new carpet installed November 2016.

27. 2017-04-06
    price $76,900 459-char remark

    Show marketing remark (459 chars)

    This is a nice size manufactured home that has 4 bedrooms, 2 full baths and sits on a 1.84 m/l acre lot with a large 2 car garage/shop, deck areas and a fenced in back yard. It is all electric with central heat & air, a pellet burning stove, well water & septic sewer. The kitchen has a pantry, electric oven/range, exhaust fan, dishwasher & refrigerator. New well pump & pipes installed April 2016 & new carpet installed November 2016.

28. 2016-11-22
    listed $79,900 Active 459-char remark

    Show marketing remark (459 chars)

    This is a nice size manufactured home that has 4 bedrooms, 2 full baths and sits on a 1.84 m/l acre lot with a large 2 car garage/shop, deck areas and a fenced in back yard. It is all electric with central heat & air, a pellet burning stove, well water & septic sewer. The kitchen has a pantry, electric oven/range, exhaust fan, dishwasher & refrigerator. New well pump & pipes installed April 2016 & new carpet installed November 2016.

29. 2009-09-16
    soldstatus $67,500
30. 2007-07-09
    soldstatus $67,500

ⓘ 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: $761 · $63/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: +$500/yr (+$42/mo · 65.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,153
• − Mortgage interest: −$7,282
• − Property taxes: −$761
• − Insurance: −$650
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$3,782
• Taxable income: $1,934
• Est. tax owed @ 24.0%: −$464
• After-tax cash flow: $3,495/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: Rolla 31
• NCES district ID: 2926890
• Math proficiency: 38% ▼ -9.00%
• Reading proficiency: 48% ▼ -7.00%
• Median HH income: $40,057
• Composite: 36.0/100
• National rank: #4786
• State rank: #118 of 324 in MO

Livability — Rolla

• Score: 73/100
• State rank: #76
• US rank: #5115

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Phelps County · 42,017 people
• City population: 32,714
• Metro: Rolla, MO
• Population (ZIP): 32,714
• Household income: $56,081
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 1122.0

Population outlook (Phelps County) Hauer SSP2

• Today (2025): 44,188 people
• By 2030: 43,524 · -1.5%
• By 2040: 41,211 · -6.7%
• By 2050: 38,977 · -11.8%
• By 2075: 33,846 · -23.4%
• By 2100: 27,828 · -37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Asian 4% Hispanic / Latino 3% Black 3%
• Common ancestry: Lithuanian 4% Italian 2% Slovak 2%
• Foreign-born: 6% · China, Canada
• Languages at home: 93% English-only · Chinese 2% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Phelps

• 2024 margin: Solid R (+42.9) · D 27.9% · R 70.8% · Other 1.3%
• 2008→2024 swing: -20.7pp toward R · 2008: -22.2pp · 2024: -42.9pp
• All cycles: 2024: R+42.9 2020: R+40.1 2016: R+42.9 2012: R+33.5 2008: R+22.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.69%
• Current HPI: 172.421
• Rent YoY: ▲ 10.25%
• Metro: Rolla, MO
• 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

+92.6% since first listed

17 events — show timeline

• 2026-06-04 Price Changed $130,000 MARIS as Distributed by MLS Grid
• 2026-05-12 Listed $135,000 MARIS as Distributed by MLS Grid
• 2018-12-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-12-07 Sold (Public Records) $54,900 Public Records
• 2018-11-12 Contingent — MARIS as Distributed by MLS Grid
• 2018-09-26 Price Changed $54,900 MARIS as Distributed by MLS Grid
• 2018-08-09 Relisted — MARIS as Distributed by MLS Grid
• 2018-06-11 Pending — MARIS as Distributed by MLS Grid
• 2017-09-26 Contingent — MARIS as Distributed by MLS Grid
• 2017-09-21 Relisted — MARIS as Distributed by MLS Grid
• 2017-08-11 Contingent — MARIS as Distributed by MLS Grid
• 2017-07-11 Price Changed $59,900 MARIS as Distributed by MLS Grid
• 2017-05-19 Price Changed $69,900 MARIS as Distributed by MLS Grid
• 2017-04-06 Price Changed $76,900 MARIS as Distributed by MLS Grid
• 2016-11-22 Listed $79,900 MARIS as Distributed by MLS Grid
• 2009-09-16 Sold (Public Records) $67,500 Public Records
• 2007-07-09 Sold (Public Records) $67,500 Public Records

Property tax history

+6.0%/yr

Latest (2025): $761 · +34.3% YoY. Source: county tax records.