4675 County Road 1340 · Pomona, MO 65789

$74,900

3 bd · 2.0 ba · 980 sqft · Other · 111 Days on market

Built 1997 3.00 ac lot $76/sqft · 32% below area Est $111k · 32% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +7.7/10.0
• 1% rule +7.6/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover the perfect blend of rural tranquility and easy access in this lovely 3-bedroom, 1.5-bathroom 14x70 single wide home. Situated on a generous 3 acres m/l, the property offers a private setting for you to enjoy the outdoors with a nice relaxing back deck, a spacious garden, or simply a place for kids and pets to play. The home is well-equipped with a modern central AC and central electric heat system, ensuring year-round comfort. Its prime location puts you within close reach of three different towns of West Plains, Willow Springs, or Mountain View, MO- providing convenient access to shopping, dining, and other amenities without sacrificing your peaceful retreat. Listed at $74,900 Minor Restrictions-See Documents

Key facts

• Modern central ac
• Relaxing back deck
• Private setting

Tags

• PRIVATE SETTING
• RELAXING BACK DECK
• SPACIOUS GARDEN
• MODERN CENTRAL AC
• CENTRAL ELECTRIC HEAT SYSTEM
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $292 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($945 rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#899 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, crime F, amenities F.
• Willow Springs R-IV (rural): math 34% / reading 50% proficiency, ranked #140 of 324 in MO (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Willow Springs Elem. (math 37% / reading 42%, grade F, #537 of 1,115 statewide, top 53%, 525 students, 72% FRL); Willow Springs Middle (math 34% / reading 51%, grade D-, #140 of 391 statewide, top 38%, 369 students, 66% FRL); Willow Springs High (math 32% / reading 62%, grade D-, #155 of 521 statewide, top 32%, 387 students, 52% FRL).
• Market conditions: 10 active listings in the ZIP; 53 units permitted in Howell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($518 loan paydown + $4k appreciation (5.5% local appreciation)).
• Howell County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.5% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, 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 111 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $68,159 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.26% ✓
• Cap rate: 10.96%
• Cash-on-cash: 16.68%
• DSCR: 1.74
• GRM: 6.6

CMA / ARV

• ARV (median comp): $110,900
• List price: $74,900
• Delta: -32.46%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

5.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.2%
• Equity multiple: 2.80×
• Total profit: $37,760
• Equity at exit: $44,524

10-year hold

• IRR: 26.7%
• Equity multiple: 5.63×
• Total profit: $97,201
• Equity at exit: $78,619

Cash invested: $20,972 (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 65789

• Home prices YoY: 2.6%
• Active inventory: 10
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $945 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$31 /mo · $373/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $292

Break-even live

Break-even rent $576

Max offer price $74,900

Occupancy floor 64%

Sensitivity live

Price	-10% $334	-5% $313	+0% $292	+5% $270	+10% $249
Rent	-10% $217	-5% $254	+0% $292	+5% $329	+10% $366
Rate	-1.0pp $329	-0.5pp $311	base $292	+0.5pp $272	+1.0pp $252

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $74,900 Active 111 DOM
2. 2026-06-21
   days on market $74,900 Active 110 DOM
3. 2026-06-18
   days on market $74,900 Active 108 DOM
4. 2026-06-17
   days on market $74,900 Active 107 DOM
5. 2026-06-16
   days on market $74,900 Active 106 DOM
6. 2026-06-15
   days on market $74,900 Active 105 DOM
7. 2026-06-13
   days on market $74,900 Active 103 DOM
8. 2026-06-12
   days on market $74,900 Active 102 DOM
9. 2026-06-09
   days on market $74,900 Active 99 DOM
10. 2026-06-08
    days on market $74,900 Active 98 DOM
11. 2026-06-07
    days on market $74,900 Active 97 DOM
12. 2026-06-07
    days on market $74,900 Active 96 DOM
13. 2026-06-04
    days on market $74,900 Active 93 DOM
14. 2026-06-02
    days on market $74,900 Active 92 DOM
15. 2026-06-01
    days on market $74,900 Active 91 DOM
16. 2026-05-31
    days on market $74,900 Active 90 DOM
17. 2026-03-02
    listed $74,900 Active 729-char remark

    Show marketing remark (729 chars)

    Discover the perfect blend of rural tranquility and easy access in this lovely 3-bedroom, 1.5-bathroom 14x70 single wide home. Situated on a generous 3 acres m/l, the property offers a private setting for you to enjoy the outdoors with a nice relaxing back deck, a spacious garden, or simply a place for kids and pets to play. The home is well-equipped with a modern central AC and central electric heat system, ensuring year-round comfort. Its prime location puts you within close reach of three different towns of West Plains, Willow Springs, or Mountain View, MO- providing convenient access to shopping, dining, and other amenities without sacrificing your peaceful retreat. Listed at $74,900 Minor Restrictions-See Documents

18. 2025-12-12
    status Active 728-char remark

    Show marketing remark (728 chars)

    Discover the perfect blend of rural tranquility and easy access in this lovely 3-bedroom, 1.5-bathroom 14x70 single wide home. Situated on a generous 3 acres m/l, the property offers a private setting for you to enjoy the outdoors with a nice relaxing back deck, a spacious garden, or simply a place for kids and pets to play. The home is well-equipped with a modern central AC and central electric heat system, ensuring year-round comfort. Its prime location puts you within close reach of three different towns of West Plains, Willow Springs, or Mountain View, MO- providing convenient access to shopping, dining, and other amenities without sacrificing your peaceful retreat. Listed at $74,900Minor Restrictions-See Documents

19. 2025-11-10
    status Pending 728-char remark

    Show marketing remark (728 chars)

    Discover the perfect blend of rural tranquility and easy access in this lovely 3-bedroom, 1.5-bathroom 14x70 single wide home. Situated on a generous 3 acres m/l, the property offers a private setting for you to enjoy the outdoors with a nice relaxing back deck, a spacious garden, or simply a place for kids and pets to play. The home is well-equipped with a modern central AC and central electric heat system, ensuring year-round comfort. Its prime location puts you within close reach of three different towns of West Plains, Willow Springs, or Mountain View, MO- providing convenient access to shopping, dining, and other amenities without sacrificing your peaceful retreat. Listed at $74,900Minor Restrictions-See Documents

20. 2025-09-23
    listed $74,900 Active 728-char remark

    Show marketing remark (728 chars)

    Discover the perfect blend of rural tranquility and easy access in this lovely 3-bedroom, 1.5-bathroom 14x70 single wide home. Situated on a generous 3 acres m/l, the property offers a private setting for you to enjoy the outdoors with a nice relaxing back deck, a spacious garden, or simply a place for kids and pets to play. The home is well-equipped with a modern central AC and central electric heat system, ensuring year-round comfort. Its prime location puts you within close reach of three different towns of West Plains, Willow Springs, or Mountain View, MO- providing convenient access to shopping, dining, and other amenities without sacrificing your peaceful retreat. Listed at $74,900Minor Restrictions-See Documents

21. 2011-12-29
    soldstatus
22. 2000-10-23
    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: $373 · $31/mo
• Projected year-2 tax: $727 · $61/mo
• Expected delta: +$354/yr (+$29/mo · 94.9%)

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

Taxation est. · year 1

• Rental income: $11,340
• − Mortgage interest: −$4,196
• − Property taxes: −$373
• − Insurance: −$374
• − Repairs & maintenance: −$907
• − Management: −$907
• − Depreciation: −$2,179
• Taxable income: $2,404
• Est. tax owed @ 24.0%: −$577
• After-tax cash flow: $2,921/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: Willow Springs R-IV
• NCES district ID: 2932070
• Math proficiency: 34% ▲ 2.00%
• Reading proficiency: 50% ▲ 2.00%
• Median HH income: $32,334
• Composite: 34.4/100
• National rank: #5207
• State rank: #140 of 324 in MO

Livability — Pomona

• Score: 50/100
• State rank: #899
• US rank: #25509

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pomona, MO
• Population (ZIP): 1,813

Population outlook (Howell County) Hauer SSP2

• Today (2025): 38,462 people
• By 2030: 37,240 · -3.2%
• By 2040: 34,495 · -10.3%
• By 2050: 31,450 · -18.2%
• By 2075: 23,660 · -38.5%
• By 2100: 16,373 · -57.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3% Native American 2%
• Common ancestry: Lithuanian 9% Portuguese 4% Serbian 3%
• Foreign-born: 2% · China
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Howell

• 2024 margin: Solid R (+66.8) · D 16.2% · R 83.0%
• 2008→2024 swing: -36.0pp toward R · 2008: -30.8pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+64.2 2016: R+63.2 2012: R+43.8 2008: R+30.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.45%
• Current HPI: 215.5473
• 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

+0.0% since first listed

6 events — show timeline

• 2026-03-02 Listed $74,900 MARIS as Distributed by MLS Grid
• 2025-12-12 Relisted — SOMO
• 2025-11-10 Pending — SOMO
• 2025-09-23 Listed $74,900 SOMO
• 2011-12-29 Sold (Public Records) — Public Records
• 2000-10-23 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $373 · +11.7% YoY. Source: county tax records.