111 Racoon Ct · Lake Viking, MO 64640

$149,000

3 bd · 3.0 ba · 1,280 sqft · Manufactured public records · 126 Days on market

Built 1997 0.45 ac lot $116/sqft · 36% below area Est $234k · 36% under $88/mo HOA · 8% of rent ↓ 29% since listing

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.6/30.0
• Schools +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.1/10.0

Listing remarks MLS

Welcome to this cozy and inviting 3-bedroom, 2-bath lake retreat located in the highly sought-after Lake Viking community. Whether you're searching for a weekend getaway or a full-time lake residence, this home offers comfort, updates, and access to exceptional amenities. Inside, you'll find a modernly updated kitchen and living area featuring shiplap accents and natural wood tones, creating a warm and welcoming lake-home feel. All appliances are included, including washer and dryer, making this property truly move-in ready. Recent exterior improvements include a new front deck and steps, a new fire pit area ideal for evening gatherings, and fresh gravel in the driveway and parking areas. A 16x24 detached garage provides additional storage for vehicles, lake toys, or tools.

Key facts

• 0.45 acre lot
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (29.0% below list).
• Recommended offer: $106k (29.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#637 in MO) — a working-class tenant base; expect higher turnover. Strengths: crime A, housing A-, employment B; Watch: schools F, amenities F, commute F.
• Winston R-VI (rural): math 40% / reading 40% proficiency, ranked #292 of 535 in MO (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 125 active listings in the ZIP.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Daviess County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $14k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $105,815 (29.0% 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. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.69%
• DSCR: 0.84
• GRM: 11.7

CMA / ARV

• ARV (median comp): $233,858
• List price: $149,000
• Delta: -36.29%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.6%
• Equity multiple: 2.75×
• Total profit: $72,951
• Equity at exit: $134,231

10-year hold

• IRR: 19.5%
• Equity multiple: 6.30×
• Total profit: $221,208
• Equity at exit: $289,474

Cash invested: $41,720 (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 64640

• Home prices YoY: 11.1%
• Active inventory: 125
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$33 /mo · $394/yr
• Insurance: −$62
• HOA: −$88
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $-128

Break-even live

Break-even rent $1,221

Max offer price $126,328

Occupancy floor —

Sensitivity live

Price	-10% $-44	-5% $-86	+0% $-128	+5% $-171	+10% $-213
Rent	-10% $-212	-5% $-170	+0% $-128	+5% $-87	+10% $-45
Rate	-1.0pp $-53	-0.5pp $-90	base $-128	+0.5pp $-167	+1.0pp $-206

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $88 · $1,056/yr

Listing history 18 events

1. 2026-06-07
   status $149,000 Pending 126 DOM
2. 2026-06-05
   days on market $149,000 Active 126 DOM
3. 2026-06-04
   days on market $149,000 Active 124 DOM
4. 2026-06-02
   days on market $149,000 Active 123 DOM
5. 2026-06-01
   days on market $149,000 Active 122 DOM
6. 2026-05-31
   days on market $149,000 Active 121 DOM
7. 2026-03-26
   price $157,000 784-char remark

   Show marketing remark (1300 chars)

   Seller is Offering $2,500. toward closing costs! Welcome to this cozy and inviting 3-bedroom, 2-bath lake retreat located in the highly sought-after Lake Viking community. Whether you’re searching for a weekend getaway or a full-time lake residence, this home offers comfort, updates, and access to exceptional amenities. Inside, you’ll find a modernly updated kitchen and living area featuring shiplap accents and natural wood tones, creating a warm and welcoming lake-home feel. All appliances are included, including washer and dryer, making this property truly move-in ready. Recent exterior improvements include a new front deck and steps, a new fire pit area ideal for evening gatherings, and fresh gravel in the driveway and parking areas. A 16x24 detached garage provides additional storage for vehicles, lake toys, or tools. Enjoy everything Lake Viking has to offer, including clubhouse, swimming pool, marina, boat launch, beaches, and multiple community areas. With approximately 19 miles of paved roads, Lake Viking is perfect for cruising the community by side-by-side or golf cart and soaking in the lake lifestyle. This property presents an excellent opportunity for recreational use or year-round living. Don’t miss your chance to own a slice of Lake Viking living.

8. 2026-03-26
   price $157,000 1300-char remark

   Show marketing remark (1300 chars)

   Seller is Offering $2,500. toward closing costs! Welcome to this cozy and inviting 3-bedroom, 2-bath lake retreat located in the highly sought-after Lake Viking community. Whether you’re searching for a weekend getaway or a full-time lake residence, this home offers comfort, updates, and access to exceptional amenities. Inside, you’ll find a modernly updated kitchen and living area featuring shiplap accents and natural wood tones, creating a warm and welcoming lake-home feel. All appliances are included, including washer and dryer, making this property truly move-in ready. Recent exterior improvements include a new front deck and steps, a new fire pit area ideal for evening gatherings, and fresh gravel in the driveway and parking areas. A 16x24 detached garage provides additional storage for vehicles, lake toys, or tools. Enjoy everything Lake Viking has to offer, including clubhouse, swimming pool, marina, boat launch, beaches, and multiple community areas. With approximately 19 miles of paved roads, Lake Viking is perfect for cruising the community by side-by-side or golf cart and soaking in the lake lifestyle. This property presents an excellent opportunity for recreational use or year-round living. Don’t miss your chance to own a slice of Lake Viking living.

9. 2026-02-10
   listed $163,000 Active 784-char remark

   Show marketing remark (784 chars)

   Welcome to this cozy and inviting 3-bedroom, 2-bath lake retreat located in the highly sought-after Lake Viking community. Whether you're searching for a weekend getaway or a full-time lake residence, this home offers comfort, updates, and access to exceptional amenities. Inside, you'll find a modernly updated kitchen and living area featuring shiplap accents and natural wood tones, creating a warm and welcoming lake-home feel. All appliances are included, including washer and dryer, making this property truly move-in ready. Recent exterior improvements include a new front deck and steps, a new fire pit area ideal for evening gatherings, and fresh gravel in the driveway and parking areas. A 16x24 detached garage provides additional storage for vehicles, lake toys, or tools.

10. 2026-01-31
    listed $163,000 Active 1300-char remark

    Show marketing remark (1300 chars)

    Seller is Offering $2,500. toward closing costs! Welcome to this cozy and inviting 3-bedroom, 2-bath lake retreat located in the highly sought-after Lake Viking community. Whether you’re searching for a weekend getaway or a full-time lake residence, this home offers comfort, updates, and access to exceptional amenities. Inside, you’ll find a modernly updated kitchen and living area featuring shiplap accents and natural wood tones, creating a warm and welcoming lake-home feel. All appliances are included, including washer and dryer, making this property truly move-in ready. Recent exterior improvements include a new front deck and steps, a new fire pit area ideal for evening gatherings, and fresh gravel in the driveway and parking areas. A 16x24 detached garage provides additional storage for vehicles, lake toys, or tools. Enjoy everything Lake Viking has to offer, including clubhouse, swimming pool, marina, boat launch, beaches, and multiple community areas. With approximately 19 miles of paved roads, Lake Viking is perfect for cruising the community by side-by-side or golf cart and soaking in the lake lifestyle. This property presents an excellent opportunity for recreational use or year-round living. Don’t miss your chance to own a slice of Lake Viking living.

11. 2026-01-21
    historical $163,000 1300-char remark

    Show marketing remark (1300 chars)

    Seller is Offering $2,500. toward closing costs! Welcome to this cozy and inviting 3-bedroom, 2-bath lake retreat located in the highly sought-after Lake Viking community. Whether you’re searching for a weekend getaway or a full-time lake residence, this home offers comfort, updates, and access to exceptional amenities. Inside, you’ll find a modernly updated kitchen and living area featuring shiplap accents and natural wood tones, creating a warm and welcoming lake-home feel. All appliances are included, including washer and dryer, making this property truly move-in ready. Recent exterior improvements include a new front deck and steps, a new fire pit area ideal for evening gatherings, and fresh gravel in the driveway and parking areas. A 16x24 detached garage provides additional storage for vehicles, lake toys, or tools. Enjoy everything Lake Viking has to offer, including clubhouse, swimming pool, marina, boat launch, beaches, and multiple community areas. With approximately 19 miles of paved roads, Lake Viking is perfect for cruising the community by side-by-side or golf cart and soaking in the lake lifestyle. This property presents an excellent opportunity for recreational use or year-round living. Don’t miss your chance to own a slice of Lake Viking living.

12. 2025-03-14
    soldstatus Closed
13. 2025-02-17
    status Pending
14. 2025-02-03
    price $150,000
15. 2024-08-22
    price $199,500
16. 2024-08-01
    price $200,000
17. 2024-07-02
    listed $220,000 Active
18. 1995-10-26
    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: $394 · $33/mo
• Projected year-2 tax: $1,445 · $120/mo
• Expected delta: +$1,051/yr (+$88/mo · 266.9%)

ⓘ 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 ≥105°F today · 15 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: $12,698
• − Mortgage interest: −$8,346
• − Property taxes: −$394
• − Insurance: −$745
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − HOA: −$1,056
• − Depreciation: −$4,335
• Taxable loss: −$4,210
• Est. tax savings @ 24.0%: +$1,010
• After-tax cash flow: $-530/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: Winston R-VI
• NCES district ID: 2932250
• Math proficiency: 40% ▲ 10.00%
• Reading proficiency: 40% ▲ 10.00%
• Median HH income: $49,103
• Composite: 36.84/100
• National rank: #9160
• State rank: #292 of 535 in MO

Livability — Lake Viking

• Score: 57/100
• State rank: #637
• US rank: #21667

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Viking, MO
• Population (ZIP): 3,183

Population outlook (Daviess County) Hauer SSP2

• Today (2025): 7,695 people
• By 2030: 7,386 · -4.0%
• By 2040: 6,860 · -10.9%
• By 2050: 6,375 · -17.2%
• By 2075: 5,084 · -33.9%
• By 2100: 3,583 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Romanian 6% Slovak 3% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Daviess

• 2024 margin: Solid R (+63.3) · D 17.9% · R 81.2%
• 2008→2024 swing: -40.5pp toward R · 2008: -22.8pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+60.2 2016: R+55.1 2012: R+33.0 2008: R+22.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 29.00%
• Current HPI: 290.2333
• 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

-28.6% since first listed

12 events — show timeline

• 2026-03-26 Price Changed $157,000 NECAR
• 2026-03-26 Price Changed $157,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-10 Listed $163,000 NECAR
• 2026-01-31 Listed $163,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-21 Coming Soon $163,000 Heartland MLS as Distributed by MLS Grid
• 2025-03-14 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2025-02-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-02-03 Price Changed $150,000 Heartland MLS as Distributed by MLS Grid
• 2024-08-22 Price Changed $199,500 Heartland MLS as Distributed by MLS Grid
• 2024-08-01 Price Changed $200,000 Heartland MLS as Distributed by MLS Grid
• 2024-07-02 Listed $220,000 Heartland MLS as Distributed by MLS Grid
• 1995-10-26 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $394 · +6.1% YoY. Source: county tax records.