26994 State Highway CC · South Gifford, MO 63501

$110,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 6 Days on market

Built 2005 Poor condition 3.00 ac lot

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Why this score? — see what drove the C 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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Livability +1.9/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Country living at its best-off blacktop! Enjoy the sunrise and sunset from the wrap around deck. Three bedroom, 2 full bath with open living and kitchen area. The home has been vacant for over a year and needs some TLC. Paint this picture to make it your beautiful home. New roof in 2019.

Key facts

• Wrap around deck
• New roof
• 3 acre lot

Tags

• WRAP AROUND DECK
• NEW ROOF

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water
• Home design: Manufactured home; Residential property
• Exterior features: Deck; Side porch; Gravel road access; 3-acre lot; Zoned single-family residential

Interior

• Kitchen: Refrigerator; Dishwasher
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Electric heating; Central air conditioning
• Interior features: Walk-in closet(s); Crawl space basement
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

Location & tenants

• Location reads 38/100 on livability (#1,001 in MO) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Kirksville R-III (town): math 31% / reading 45% proficiency, ranked #194 of 324 in MO (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kirksville Primary (703 students, 49% FRL); Kirksville Sr. High (math 27% / reading 57%, grade F, #218 of 521 statewide, top 45%, 808 students, 34% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents rising (+2.8%/yr); 234 active listings in the ZIP; 18 units permitted in Adair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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.

Risks & watch-outs

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

Recommended offer $110,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 9.24%
• Cash-on-cash: 10.54%
• DSCR: 1.47
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-842
• Equity at exit: $16,401

10-year hold

• IRR: 8.8%
• Equity multiple: 1.66×
• Total profit: $20,442
• Equity at exit: $9,511

Cash invested: $30,800 (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 63501

• Home prices YoY: -31.5%
• Rents YoY: 2.8%
• Active inventory: 234
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,205 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$59 /mo · $709/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $271

Break-even live

Break-even rent $863

Max offer price $110,000

Occupancy floor 73%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-09
   status $110,000 Pending 6 DOM
2. 2026-06-08
   days on market $110,000 Active 6 DOM
3. 2026-06-07
   days on market $110,000 Active 5 DOM
4. 2026-06-07
   days on market $110,000 Active 4 DOM
5. 2026-06-04
   remarks 373-char remark
6. 2026-06-03
   remarks 315-char remark
7. 2026-06-03
   listed $110,000 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: $709 · $59/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$358/yr (+$30/mo · 50.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°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: $14,465
• − Mortgage interest: −$6,162
• − Property taxes: −$709
• − Insurance: −$550
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$3,200
• Taxable income: $1,530
• Est. tax owed @ 24.0%: −$367
• After-tax cash flow: $2,879/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This mobile home requires extensive repairs and updates to its exterior and interior to become move-in ready. Significant work is needed to improve its curb appeal and resale value.

Repairs flagged

• Major Deck — Structural damage and rot
• Major Siding — Significant wear and tear
• Major Windows — Old and possibly leaky
• Major Flooring — Worn and in need of replacement

Value-add opportunities

• Resale Painting and updating the interior — Fresh paint and updated interior can attract buyers.
• Rental Landscaping and curb appeal — A well-maintained exterior can attract renters.
• Both Rebuilding the deck and replacing siding — These repairs will improve both the resale and rental value of the property.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Deck · Structural damage and rot	Major	$15,000–50,000
Siding · Significant wear and tear	Major	$15,000–50,000
Windows · Old and possibly leaky	Major	$15,000–50,000
Flooring · Worn and in need of replacement	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale Painting and updating the interior — Fresh paint and updated interior can attract buyers. ↑
• Rental Landscaping and curb appeal — A well-maintained exterior can attract renters. ↑
• Both Rebuilding the deck and replacing siding — These repairs will improve both the resale and rental value of the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Kirksville R-III
• NCES district ID: 2916740
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 45% ▼ -2.00%
• Median HH income: $33,570
• Composite: 31.21/100
• National rank: #6037
• State rank: #194 of 324 in MO

Livability — South Gifford

• Score: 38/100
• State rank: #1001
• US rank: #27443

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Adair County · 21,218 people
• Metro: Kirksville, MO
• Population (ZIP): 21,218
• Household income: $60,729
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 702.0

Population outlook (Adair County) Hauer SSP2

• Today (2025): 25,570 people
• By 2030: 25,728 · +0.6%
• By 2040: 25,556 · -0.1%
• By 2050: 25,811 · +0.9%
• By 2075: 29,164 · +14.1%
• By 2100: 31,846 · +24.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 5% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 5% · Canada, Jamaica, South Korea
• Languages at home: 94% English-only · French/Haitian/Cajun 3% Spanish 2% Other Indo-European 1%

Political lean MEDSL · Adair

• 2024 margin: Solid R (+33.6) · D 32.6% · R 66.2% · Other 1.3%
• 2008→2024 swing: -32.3pp toward R · 2008: -1.3pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+26.2 2016: R+24.9 2012: R+14.1 2008: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.58%
• Current HPI: 168.7332
• Rent YoY: ▲ 2.82%
• Metro: Kirksville, 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

+15.8% since first listed

4 events — show timeline

• 2026-06-02 Listed $110,000 RCBR
• 2026-06-01 Listed $110,000 CBORMLS
• 2020-07-13 Sold (MLS) — NECAR
• 2020-04-02 Listed $95,000 NECAR

Property tax history

+2.7%/yr

Latest (2025): $709 · +9.3% YoY. Source: county tax records.