17003 Ross Rd · Southwest City, MO 72768

$225,000

3 bd · 2.0 ba · 1,624 sqft · Manufactured public records · 23 Days on market

Built 2007 1.01 ac lot $139/sqft · 17% above area Est $192k · 17% over

---

Why this score? — see what drove the F 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).

• Appreciation +7.8/10.0
• Cash flow +4.3/30.0
• Schools +4.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Nice 3 bed 2 bath doublewide on permanent foundation on 1 acre with detached 12 ft x 32 ft garage with a inground storm shelter. This one wont last long. There is additional land available , one tract additional is 5.01 acres MLS # 1146181 and other is 23.06 acres additional on MLS # 1146186

Key facts

• Walk-in closet
• Soaking tub
• Split floor plan

Tags

• PRIVATE SETTING
• SPLIT FLOOR PLAN
• WALK-IN CLOSET
• SOAKING TUB
• FENCED BACKYARD
• STORM SHELTER

Property features AI

Finance

• HOA & community: Association fee listed as monthly

Exterior

• Parking: Gravel driveway
• Security: Smoke detectors
• Utilities: Electricity available; Public water available; Septic system (septic tank) available
• Home design: Single-story; Double wide mobile home
• Construction: Block foundation; Block and concrete construction with vinyl siding; Architectural shingle roof; Resale property (less than 25 years old)
• Exterior features: Covered porch; Deck; Patio; Gravel driveway; Outbuilding; Back yard fencing; Property located outside city limits; Lot is cleared and level; Dirt road frontage on a county/public road; Faces east

Interior

• Kitchen: Kitchen on the main level (approx. 13' x 13'); Eat-in kitchen (approx. 9' x 10'); Dishwasher; Electric range
• Bedrooms: Bedroom on the main level (approx. 9'9" x 12'4"); Bedroom on the main level (approx. 9'9" x 12'6")
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Eat-in kitchen; Split bedroom layout; Double pane windows; Wood-burning fireplace in the living room
• Laundry & utility: Utility room on the main level (approx. 7'6" x 8'); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $-601 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (38.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (46.3% below list).
• Recommended offer: $121k (46.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#525 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+; Watch: schools F, amenities F, commute F.
• Gravette School District (rural): math 49% / reading 45% proficiency, ranked #26 of 238 in AR (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($2k loan paydown + $13k appreciation (5.7% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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.
• Current owner paid $120k; list at $225k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,738 (46.3% 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. 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. 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?
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: 0.54% ✗
• Cap rate: 3.09%
• Cash-on-cash: -11.45%
• DSCR: 0.49
• GRM: 15.5

CMA / ARV

• ARV (median comp): $192,412
• List price: $225,000
• Delta: 16.94%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

5.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.36×
• Total profit: $22,415
• Equity at exit: $136,890

10-year hold

• IRR: 7.7%
• Equity multiple: 2.54×
• Total profit: $97,160
• Equity at exit: $244,404

Cash invested: $63,000 (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 72768

• Home prices YoY: 1.4%
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $1,207 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-601

Break-even live

Break-even rent $1,968

Max offer price $138,021

Occupancy floor —

Sensitivity live

Price	-10% $-446	-5% $-523	+0% $-601	+5% $-679	+10% $-757
Rent	-10% $-696	-5% $-649	+0% $-601	+5% $-553	+10% $-506
Rate	-1.0pp $-488	-0.5pp $-544	base $-601	+0.5pp $-659	+1.0pp $-719

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-04
   status Active 1020-char remark
2. 2026-05-01
   historical 1020-char remark
3. 2026-04-30
   listed $225,000 Active 1020-char remark
4. 2020-07-21
   soldstatus $120,000
5. 2020-07-17
   soldstatus $120,000 293-char remark

   Show marketing remark (293 chars)

   Nice 3 bed 2 bath doublewide on permanent foundation on 1 acre with detached 12 ft x 32 ft garage with a inground storm shelter. This one wont last long. There is additional land available , one tract additional is 5.01 acres MLS # 1146181 and other is 23.06 acres additional on MLS # 1146186

6. 2020-05-05
   listed $120,000 293-char remark

   Show marketing remark (293 chars)

   Nice 3 bed 2 bath doublewide on permanent foundation on 1 acre with detached 12 ft x 32 ft garage with a inground storm shelter. This one wont last long. There is additional land available , one tract additional is 5.01 acres MLS # 1146181 and other is 23.06 acres additional on MLS # 1146186

7. 2016-10-07
   soldstatus $66,900

   Show marketing remark (300 chars)

   17003 Ross Rd. , Sulphur Springs. Like new spacious double wide manufactured home on one acre lot. Split floor plan, Large living room with corner fireplace. Nice roomy kitchen, Laundry room, Garden tub & stall shower in MBR bath. Private setting. New inground storm cellar. Will FHA & VA

8. 2016-02-26
   listed $74,900

   Show marketing remark (300 chars)

   17003 Ross Rd. , Sulphur Springs. Like new spacious double wide manufactured home on one acre lot. Split floor plan, Large living room with corner fireplace. Nice roomy kitchen, Laundry room, Garden tub & stall shower in MBR bath. Private setting. New inground storm cellar. Will FHA & VA

9. 2015-12-30
   soldstatus $46,277
10. 2015-08-14
    listed $50,604
11. 2006-06-02
    soldstatus $10,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $14,489
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$6,545
• Taxable loss: −$11,479
• Est. tax savings @ 24.0%: +$2,755
• After-tax cash flow: $-4,458/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: Gravette School District
• NCES district ID: 0506840
• Math proficiency: 49% ▼ -11.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $50,964
• Composite: 40.41/100
• National rank: #3728
• State rank: #26 of 238 in AR

Livability — Southwest City

• Score: 59/100
• State rank: #525
• US rank: #19788

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,320

Population outlook (Benton County) Hauer SSP2

• Today (2025): 318,683 people
• By 2030: 353,481 · +10.9%
• By 2040: 425,280 · +33.4%
• By 2050: 497,239 · +56.0%
• By 2075: 662,114 · +107.8%
• By 2100: 776,431 · +143.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 21% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Danish 10% Slovak 3% Lithuanian 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · Other Asian/Pacific 2% Spanish 1%

Political lean MEDSL · Benton

• 2024 margin: Strong R (+27.0) · D 35.2% · R 62.1% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: -36.5pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+26.4 2016: R+34.9 2012: R+40.4 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.68%
• Current HPI: 420.7339
• 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

+2150.0% since first listed

12 events — show timeline

• 2026-05-26 Pending — NWARMLS
• 2026-05-04 Relisted — NWARMLS
• 2026-05-01 Delisted — NWARMLS
• 2026-04-30 Listed $225,000 NWARMLS
• 2020-07-21 Sold (Public Records) $120,000 Public Records
• 2020-07-17 Sold (MLS) $120,000 NWARMLS
• 2020-05-05 Listed $120,000 NWARMLS
• 2016-10-07 Sold (MLS) $66,900 NWARMLS
• 2016-02-26 Listed $74,900 NWARMLS
• 2015-12-30 Sold (MLS) $46,277 NWARMLS
• 2015-08-14 Listed $50,604 NWARMLS
• 2006-06-02 Sold (Public Records) $10,000 Public Records

Property tax history

-6.4%/yr

Latest (2025): $25 · -73.1% YoY. Source: county tax records.