73 Larue St · Reeds Spring, MO 65737

$86,900

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 91 Days on market

Built 1970 2.00 ac lot Est $86k · at est. ↓ 3% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.2/15.0
• Appreciation +3.9/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Searching for an affordable home with room to spread out? This property sits on . 75 acres and also includes an additional 1.15-acre parcel just around the corner, offering extra space, flexibility, and potential. Originally designed as a four-bedroom home, the sellers reconfigured it into a three-bedroom layout to create an exceptionally large primary suite, complete with a generous walk-in closet and a roomy ensuite bath featuring a walk-in shower and double vanity. The home also offers two additional bedrooms and a full guest bath. You'll appreciate the comfortable living area, a well-laid-out kitchen, and the privacy of the setting. A metal roof adds long-term durability, while updates

Key facts

• Double vanity
• Walk-in closet
• Ensuite bath

Tags

• ADDITIONAL PARCEL
• LARGE PRIMARY SUITE
• WALK-IN CLOSET
• ENSUITE BATH
• WALK-IN SHOWER
• DOUBLE VANITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $87k.

Deal economics

• At list price, monthly cash flow is $967 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $87k).
• Recommended offer: $79k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.6% vs local median 0.9% in Reeds Spring — 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 71/100 on livability (#114 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: health & safety C-, amenities F, commute F.
• Reeds Spring R-IV (rural): math 34% / reading 42% proficiency, ranked #182 of 324 in MO (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Reeds Spring Elem. (math 33% / reading 33%, grade F, #744 of 1,115 statewide, top 67%, 358 students, 62% FRL); Reeds Spring Middle (math 31% / reading 46%, grade F, #202 of 391 statewide, top 54%, 286 students, 56% FRL); Reeds Spring High (math 32% / reading 47%, grade F, #247 of 521 statewide, top 55%, 602 students, 47% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: 346 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 191 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.2%/yr); year-one equity from $601 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Stone County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.2% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,079 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.24% ✓
• Cap rate: 20.56%
• Cash-on-cash: 50.96%
• DSCR: 3.27
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $86,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
73 Larue St	0.00mi	3/2.0	1,440 (0%)	1mo	$86,900	$60	99

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.2%
• Equity multiple: 3.08×
• Total profit: $50,554
• Equity at exit: $16,189

10-year hold

• IRR: 51.2%
• Equity multiple: 6.18×
• Total profit: $126,060
• Equity at exit: $13,185

Cash invested: $24,332 (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 65737

• Home prices YoY: -0.9%
• Active inventory: 346
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$15 /mo · $182/yr
• Insurance: −$36
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $967

Break-even live

Break-even rent $726

Max offer price $86,900

Occupancy floor 45%

Sensitivity live

Price	-10% $1,016	-5% $992	+0% $967	+5% $843	+10% $813
Rent	-10% $813	-5% $890	+0% $967	+5% $1,044	+10% $1,121
Rate	-1.0pp $1,011	-0.5pp $989	base $967	+0.5pp $944	+1.0pp $922

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: $21,725
• Closing costs: $2,607
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
521 Micahs Xing Reeds Spring, MO	3.0	2.0	1638	$1,950	$1.19	44d	1	1.50mi

Listing history 5 events

1. 2026-04-14
   status Pending
2. 2026-03-06
   price $86,900
3. 2026-01-13
   listed $89,900 Active
4. 2025-08-01
   soldstatus
5. 2017-11-13
   soldstatus

ⓘ 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: $182 · $15/mo
• Projected year-2 tax: $843 · $70/mo
• Expected delta: +$661/yr (+$55/mo · 362.6%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,400
• − Mortgage interest: −$4,868
• − Property taxes: −$182
• − Insurance: −$1,232
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$2,528
• Taxable income: $10,846
• Est. tax owed @ 24.0%: −$2,603
• After-tax cash flow: $9,000/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: Reeds Spring R-IV
• NCES district ID: 2926160
• Math proficiency: 34% ▼ -3.00%
• Reading proficiency: 42% ▼ -1.00%
• Median HH income: $42,158
• Composite: 32.06/100
• National rank: #5819
• State rank: #182 of 324 in MO

Livability — Reeds Spring

• Score: 71/100
• State rank: #114
• US rank: #7148

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reeds Spring, MO
• Population (ZIP): 8,279

Population outlook (Stone County) Hauer SSP2

• Today (2025): 28,147 people
• By 2030: 26,405 · -6.2%
• By 2040: 22,762 · -19.1%
• By 2050: 19,706 · -30.0%
• By 2075: 14,742 · -47.6%
• By 2100: 10,832 · -61.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 5% Slovak 4% Iranian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Stone

• 2024 margin: Solid R (+61.4) · D 18.9% · R 80.3%
• 2008→2024 swing: -24.1pp toward R · 2008: -37.3pp · 2024: -61.4pp
• All cycles: 2024: R+61.4 2020: R+61.1 2016: R+62.1 2012: R+49.2 2008: R+37.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.17%
• Current HPI: 239.032
• 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

-3.3% since first listed

5 events — show timeline

• 2026-04-14 Pending — SOMO
• 2026-03-06 Price Changed $86,900 SOMO
• 2026-01-13 Listed $89,900 SOMO
• 2025-08-01 Sold (Public Records) — Public Records
• 2017-11-13 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $182 · -0.0% YoY. Source: county tax records.