204 Eastwood Ave · Higbee, MO 65257

$159,000

3 bd · 1.0 ba · 2,016 sqft · Manufactured public records · 1 Days on market

Built 2010 0.42 ac lot

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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 +10.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• DSCR +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks MLS

This spacious 4 bedroom 2 bath home is move in condition with all new flooring, fresh paint and appliances. Sits on a large lot (135 X 140) with access from the street or the ally. Subsidiary of seller's company will carry back the mortgage with approved credit.

Key facts

• Close to school
• Metal roof
• Fiber internet

Tags

• METAL ROOF
• FIBER INTERNET
• ROCK PATIO
• UPDATED BATHROOMS
• CLOSE TO SCHOOL
• CLOSE TO STORES

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home (residential); Vinyl siding
• Construction: Metal roof
• Exterior features: Covered patio

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Heating & cooling: Central air; Ceiling fans; Electric forced-air heating
• Interior features: Vaulted ceilings; Insulated windows
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (26.9% below list).
• Recommended offer: $116k (26.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#471 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, employment D, crime F.
• Higbee R-VIII (rural): math 30% / reading 45% proficiency, ranked #357 of 535 in MO (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 25 units permitted in Randolph County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Randolph County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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.

Recommended offer $116,151 (26.9% 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 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?
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: 0.73% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.31%
• DSCR: 0.90
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 2.82×
• Total profit: $81,101
• Equity at exit: $143,240

10-year hold

• IRR: 20.2%
• Equity multiple: 6.46×
• Total profit: $243,036
• Equity at exit: $308,902

Cash invested: $44,520 (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 65257

• Home prices YoY: 3.9%
• Active inventory: 14
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,162 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$103 /mo · $1,238/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $-86

Break-even live

Break-even rent $1,270

Max offer price $143,875

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-17
   remarks 530-char remark
2. 2026-06-17
   days on marketlisting id $159,000 Active 1 DOM
3. 2026-06-16
   days on market $159,000 Active 5 DOM
4. 2026-06-15
   days on market $159,000 Active 4 DOM
5. 2026-06-13
   days on market $159,000 Active 2 DOM
6. 2026-06-12
   remarks 522-char remark
7. 2026-06-12
   listed $159,000 Active 1 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: $1,238 · $103/mo
• Projected year-2 tax: $1,542 · $129/mo
• Expected delta: +$305/yr (+$25/mo · 24.6%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,938
• − Mortgage interest: −$8,906
• − Property taxes: −$1,238
• − Insurance: −$795
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$4,625
• Taxable loss: −$3,857
• Est. tax savings @ 24.0%: +$926
• After-tax cash flow: $-102/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: Higbee R-VIII
• NCES district ID: 2914370
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $40,841
• Composite: 34.05/100
• National rank: #10298
• State rank: #357 of 535 in MO

Livability — Higbee

• Score: 60/100
• State rank: #471
• US rank: #18725

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Higbee, MO
• Population (ZIP): 1,703

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 24,596 people
• By 2030: 24,213 · -1.6%
• By 2040: 23,184 · -5.7%
• By 2050: 22,081 · -10.2%
• By 2075: 18,994 · -22.8%
• By 2100: 15,070 · -38.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+52.2) · D 23.3% · R 75.5% · Other 1.2%
• 2008→2024 swing: -28.9pp toward R · 2008: -23.3pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+51.5 2016: R+50.9 2012: R+36.6 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.12%
• Current HPI: 270.6918
• 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

+145.0% since first listed

7 events — show timeline

• 2026-06-11 Listed $159,000 RCBR
• 2024-06-13 Delisted — RCBR
• 2017-05-03 Listed $64,900 RCBR
• 1987-11-18 Sold (Public Records) — Public Records
• 1987-01-26 Sold (Public Records) — Public Records
• 1984-10-22 Sold (Public Records) — Public Records
• 1983-10-18 Sold (Public Records) — Public Records

Property tax history

+47.7%/yr

Latest (2025): $1,238 · +1.6% YoY. Source: county tax records.