10739 Highway 32 · Plato, MO 65552

$179,000

4 bd · 1.5 ba · 1,487 sqft · Other public records · 35 Days on market

Built 1946 2.00 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 +14.8/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• DSCR +4.5/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2005, 3 bedroom, 2 bath double wide on 1ac m/l. This 28x66 mobile is very spacious with a large living room and kitchen. The master bedroom features a walk-in closet and master bath with a garden tub. Nice size yard with some fencing for horses and a storage building.

Key facts

• New furnace
• Metal roof
• New siding

Tags

• METAL ROOF
• DORMER WINDOWS
• NEW DECK
• NEW SIDING
• NEW GUTTERS
• NEW FURNACE

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single family residence; Residential property; Private ownership; Three or more levels
• Construction: Vinyl siding; Metal roof; Built area and above-grade living area per assessor; Basement present
• Exterior features: Deck; Private yard; Partial fencing; Barn(s); Agricultural/farm-friendly lot with pasture and backyard

Interior

• Kitchen: Stainless steel appliance(s)
• Bedrooms: 3 bedrooms total (1 on the main level, 2 on the upper level)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Stainless steel appliances; Pellet stove fireplace; Full, unfinished basement
• Laundry & utility: 220 Volt electrical service

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $179k.

Deal economics

• At list price, monthly cash flow is $48 ($571/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (22.0% below list).
• Recommended offer: $140k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.0% in Plato — 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 61/100 on livability (#424 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Plato R-V (rural): math 30% / reading 42% proficiency, ranked #198 of 324 in MO (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Plato Elem. (math 42% / reading 47%, grade F, #413 of 1,115 statewide, top 42%, 255 students, 44% FRL); Plato High (math 22% / reading 37%, grade F, #382 of 521 statewide, top 78%, 282 students, 46% FRL) — zoned schools average 45% FRL vs 29% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 23 active listings in the ZIP; 10 units permitted in Texas County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.0% local appreciation)).
• Texas County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,639 (22.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.78% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.14%
• DSCR: 1.05
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.68×
• Total profit: $34,082
• Equity at exit: $90,677

10-year hold

• IRR: 12.9%
• Equity multiple: 3.11×
• Total profit: $105,640
• Equity at exit: $148,248

Cash invested: $50,120 (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 65552

• Home prices YoY: 2.2%
• Active inventory: 23
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,396 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$42 /mo · $508/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $48

Break-even live

Break-even rent $1,336

Max offer price $179,000

Occupancy floor 92%

Sensitivity live

Price	-10% $149	-5% $98	+0% $48	+5% $-3	+10% $-54
Rent	-10% $-63	-5% $-8	+0% $48	+5% $103	+10% $158
Rate	-1.0pp $138	-0.5pp $93	base $48	+0.5pp $1	+1.0pp $-46

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-05-07
   status Pending
2. 2026-04-28
   historical Active Under Contract
3. 2026-04-28
   status Pending
4. 2026-04-01
   listed $179,000 Active
5. 2025-04-26
   historical
6. 2025-03-21
   status Active
7. 2025-03-12
   historical
8. 2025-03-11
   status Active
9. 2025-03-11
   historical
10. 2024-10-10
    price $145,000
11. 2024-09-12
    listed $149,000 Active
12. 2023-11-07
    soldstatus Closed 268-char remark

    Show marketing remark (268 chars)

    2005, 3 bedroom, 2 bath double wide on 1ac m/l. This 28x66 mobile is very spacious with a large living room and kitchen. The master bedroom features a walk-in closet and master bath with a garden tub. Nice size yard with some fencing for horses and a storage building.

13. 2023-11-07
    soldstatus Closed

    Show marketing remark (268 chars)

    2005, 3 bedroom, 2 bath double wide on 1ac m/l. This 28x66 mobile is very spacious with a large living room and kitchen. The master bedroom features a walk-in closet and master bath with a garden tub. Nice size yard with some fencing for horses and a storage building.

14. 2023-09-28
    status Pending
15. 2023-08-30
    historical Active Under Contract
16. 2023-08-28
    listed $50,000 Active
17. 2023-08-26
    status Pending 268-char remark

    Show marketing remark (268 chars)

    2005, 3 bedroom, 2 bath double wide on 1ac m/l. This 28x66 mobile is very spacious with a large living room and kitchen. The master bedroom features a walk-in closet and master bath with a garden tub. Nice size yard with some fencing for horses and a storage building.

18. 2023-08-23
    listed $50,000 Active 268-char remark

    Show marketing remark (268 chars)

    2005, 3 bedroom, 2 bath double wide on 1ac m/l. This 28x66 mobile is very spacious with a large living room and kitchen. The master bedroom features a walk-in closet and master bath with a garden tub. Nice size yard with some fencing for horses and a storage building.

ⓘ 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: $508 · $42/mo
• Projected year-2 tax: $1,736 · $145/mo
• Expected delta: +$1,229/yr (+$102/mo · 242.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,757
• − Mortgage interest: −$10,027
• − Property taxes: −$508
• − Insurance: −$895
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$5,207
• Taxable loss: −$2,561
• Est. tax savings @ 24.0%: +$615
• After-tax cash flow: $1,185/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: Plato R-V
• NCES district ID: 2925210
• Math proficiency: 30% ▼ -4.00%
• Reading proficiency: 42% ▼ -1.00%
• Median HH income: $48,961
• Composite: 31.04/100
• National rank: #6085
• State rank: #198 of 324 in MO

Livability — Plato

• Score: 61/100
• State rank: #424
• US rank: #17568

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plato, MO
• Population (ZIP): 2,259

Population outlook (Texas County) Hauer SSP2

• Today (2025): 24,648 people
• By 2030: 23,981 · -2.7%
• By 2040: 22,840 · -7.3%
• By 2050: 21,832 · -11.4%
• By 2075: 19,481 · -21.0%
• By 2100: 16,634 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 12% Black 2%
• Common ancestry: Serbian 2% Lithuanian 2% Portuguese 1%

Political lean MEDSL · Texas

• 2024 margin: Solid R (+71.7) · D 13.8% · R 85.5%
• 2008→2024 swing: -36.7pp toward R · 2008: -35.1pp · 2024: -71.7pp
• All cycles: 2024: R+71.7 2020: R+68.6 2016: R+65.4 2012: R+44.1 2008: R+35.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.99%
• Current HPI: 184.3328
• 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

+258.0% since first listed

18 events — show timeline

• 2026-05-07 Pending — MARIS as Distributed by MLS Grid
• 2026-04-28 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-28 Pending — MARIS as Distributed by MLS Grid
• 2026-04-01 Listed $179,000 MARIS as Distributed by MLS Grid
• 2025-04-26 Delisted — MARIS as Distributed by MLS Grid
• 2025-03-21 Relisted — MARIS as Distributed by MLS Grid
• 2025-03-12 Delisted — MARIS as Distributed by MLS Grid
• 2025-03-11 Relisted — MARIS as Distributed by MLS Grid
• 2025-03-11 Delisted — MARIS as Distributed by MLS Grid
• 2024-10-10 Price Changed $145,000 MARIS as Distributed by MLS Grid
• 2024-09-12 Listed $149,000 MARIS as Distributed by MLS Grid
• 2023-11-07 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-11-07 Sold (MLS) — SOMO
• 2023-09-28 Pending — MARIS as Distributed by MLS Grid
• 2023-08-30 Contingent — MARIS as Distributed by MLS Grid
• 2023-08-28 Listed $50,000 MARIS as Distributed by MLS Grid
• 2023-08-26 Pending — SOMO
• 2023-08-23 Listed $50,000 SOMO

Property tax history

-3.0%/yr

Latest (2025): $508 · -1.0% YoY. Source: county tax records.