23864 Oakwood Terrace Ter · Hermitage, MO 65668

$67,500

2 bd · 2.0 ba · 200 sqft · Manufactured public records · 14 Days on market

Built 1985 0.45 ac lot $338/sqft · 588% above area Est $46k · 47% over $17/mo HOA · 2% of rent

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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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +9.7/10.0
• 1% rule +8.4/10.0
• Schools +4.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Fantastic nice 2 bed, 2 bath mobile on almost 1/2 acre and very close to Resort Lake Pomme de Terre. Dam, Restaurants, Park and more all within a mile of this place. Would make a great weekend or full time residence. Community Water and Lagoon. Comes furnished!! $69,500.00

Key facts

• 0.45 acre lot
• Built 1985
• Listed 13 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $68k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($901 rent vs $68k).
• Cap rate 11.6% vs local median 3.3% in Hermitage — 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 54/100 on livability (#788 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools D, crime F, amenities F.
• Hermitage R-IV (rural): math 45% / reading 50% proficiency, ranked #185 of 535 in MO (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 28 active listings in the ZIP.

Forward outlook

• In year one you build about $7k of equity ($467 loan paydown + $6k appreciation (9.3% local appreciation)).
• Hickory County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.3% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $67,500

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. 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. 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: 1.34% ✓
• Cap rate: 11.60%
• Cash-on-cash: 18.95%
• DSCR: 1.84
• GRM: 6.2

CMA / ARV

• ARV (median comp): $45,997
• List price: $67,500
• Delta: 46.75%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

9.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.2%
• Equity multiple: 3.78×
• Total profit: $52,554
• Equity at exit: $57,409

10-year hold

• IRR: 32.3%
• Equity multiple: 8.36×
• Total profit: $139,057
• Equity at exit: $120,357

Cash invested: $18,900 (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 65668

• Home prices YoY: 4.5%
• Active inventory: 28
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $901 medium
• Mortgage (P&I): −$354
• Tax from tax record: −$14 /mo · $173/yr
• Insurance: −$28
• HOA: −$17
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $298

Break-even live

Break-even rent $523

Max offer price $67,500

Occupancy floor 62%

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: water

Listing history 22 events

1. 2026-06-18
   days on market $67,500 Active 14 DOM
2. 2026-06-17
   days on market $67,500 Active 13 DOM
3. 2026-06-16
   days on market $67,500 Active 12 DOM
4. 2026-06-15
   days on market $67,500 Active 11 DOM
5. 2026-06-13
   days on market $67,500 Active 9 DOM
6. 2026-06-12
   days on market $67,500 Active 8 DOM
7. 2026-06-09
   days on market $67,500 Active 5 DOM
8. 2026-06-08
   days on market $67,500 Active 4 DOM
9. 2026-06-07
   days on market $67,500 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    days on marketlisting id $67,500 Active 2 DOM
12. 2026-06-04
    days on market $67,500 Active 85 DOM
13. 2026-06-03
    days on market $67,500 Active 84 DOM
14. 2026-05-31
    days on market $67,500 Active 166 DOM
15. 2026-05-04
    price $67,500 273-char remark

    Show marketing remark (273 chars)

    Fantastic nice 2 bed, 2 bath mobile on almost 1/2 acre and very close to Resort Lake Pomme de Terre. Dam, Restaurants, Park and more all within a mile of this place. Would make a great weekend or full time residence. Community Water and Lagoon. Comes furnished!! $69,500.00

16. 2026-03-10
    status Active 273-char remark

    Show marketing remark (273 chars)

    Fantastic nice 2 bed, 2 bath mobile on almost 1/2 acre and very close to Resort Lake Pomme de Terre. Dam, Restaurants, Park and more all within a mile of this place. Would make a great weekend or full time residence. Community Water and Lagoon. Comes furnished!! $69,500.00

17. 2026-02-13
    status Pending 273-char remark

    Show marketing remark (273 chars)

    Fantastic nice 2 bed, 2 bath mobile on almost 1/2 acre and very close to Resort Lake Pomme de Terre. Dam, Restaurants, Park and more all within a mile of this place. Would make a great weekend or full time residence. Community Water and Lagoon. Comes furnished!! $69,500.00

18. 2025-11-21
    listed $69,500 Active 273-char remark

    Show marketing remark (273 chars)

    Fantastic nice 2 bed, 2 bath mobile on almost 1/2 acre and very close to Resort Lake Pomme de Terre. Dam, Restaurants, Park and more all within a mile of this place. Would make a great weekend or full time residence. Community Water and Lagoon. Comes furnished!! $69,500.00

19. 2025-08-19
    soldstatus Closed
20. 2025-08-18
    soldstatus
21. 2025-06-28
    historical
22. 2025-06-27
    listed $45,900

ⓘ 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: $173 · $14/mo
• Projected year-2 tax: $655 · $55/mo
• Expected delta: +$481/yr (+$40/mo · 277.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $10,815
• − Mortgage interest: −$3,781
• − Property taxes: −$173
• − Insurance: −$338
• − Repairs & maintenance: −$865
• − Management: −$865
• − HOA: −$204
• − Depreciation: −$1,964
• Taxable income: $2,625
• Est. tax owed @ 24.0%: −$630
• After-tax cash flow: $2,951/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: Hermitage R-IV
• NCES district ID: 2914310
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $30,066
• Composite: 40.92/100
• National rank: #7513
• State rank: #185 of 535 in MO

Livability — Hermitage

• Score: 54/100
• State rank: #788
• US rank: #23974

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,692

Population outlook (Hickory County) Hauer SSP2

• Today (2025): 8,206 people
• By 2030: 7,690 · -6.3%
• By 2040: 6,780 · -17.4%
• By 2050: 6,076 · -26.0%
• By 2075: 5,088 · -38.0%
• By 2100: 4,489 · -45.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Puerto Rican 5% Dominican 1%
• Common ancestry: Lithuanian 7% Italian 5% Iranian 4%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Hickory

• 2024 margin: Solid R (+61.1) · D 19.1% · R 80.2%
• 2008→2024 swing: -47.9pp toward R · 2008: -13.3pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+57.3 2016: R+53.5 2012: R+23.6 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.30%
• Current HPI: 215.6823
• 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

+47.1% since first listed

8 events — show timeline

• 2026-05-04 Price Changed $67,500 SOMO
• 2026-03-10 Relisted — SOMO
• 2026-02-13 Pending — SOMO
• 2025-11-21 Listed $69,500 SOMO
• 2025-08-19 Sold (MLS) — SOMO
• 2025-08-18 Sold (Public Records) — Public Records
• 2025-06-28 Delisted — SOMO
• 2025-06-27 Listed $45,900 SOMO

Property tax history

+1.0%/yr

Latest (2025): $173 · +2.1% YoY. Source: county tax records.