5413 County Road 579 · Winona, MO 65588

$164,900

4 bd · 2.0 ba · 1,920 sqft · Manufactured public records · 13 Days on market

Built 2001 11 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 +9.8/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

?? 5413 CR 579, Winona, MO 65588 – Country Living with Land, Water Features & Prime Hunting ?? Welcome to this charming home just outside of Winona, offering the perfect mix of comfort, space, and peaceful country living. Inside, you’ll find beautiful wood floors, a cozy fireplace, and a welcoming layout that makes you feel right at home. Large windows bring in natural light, giving the space a bright and airy feel throughout. Step outside and experience everything this property has to offer. The land features a private pond, a seasonal creek, and plenty of open space to enjoy the outdoors. Whether you’re wanting to fish, explore, or simply relax and take in the views, this property gives you that true Ozarks feel. The home also includes its own private well, adding both convenience and independence. One of the standout features of this property is its location—bordering government land on three sides, offering incredible privacy and direct access to prime hunting opportunities right out your back door. This is a rare find for anyone looking to enjoy nature, wildlife, and the outdoors without leaving home. With room to grow and so many natural features, this property is perfect for anyone looking for a quiet retreat, hunting property, or a place to truly make their own. Don’t miss your chance to own a beautiful piece of the Ozarks with charm, land, and endless possibilities!

Key facts

• Pond
• 11 acres
• Private well

Tags

• 11 ACRES
• POND
• CREEK
• PRIVATE WELL
• PARTIALLY WOODED ACREAGE

Property features AI

Exterior

• Parking: Driveway (gravel)
• Utilities: Private water
• Home design: Manufactured on land; One level; Residential property
• Construction: Wood siding; Block foundation; Asphalt roof; Built as a manufactured house
• Exterior features: Front porch; Partial fencing; Gravel road frontage; Has view

Interior

• Kitchen: Dishwasher
• Flooring: Carpet; Vinyl; Tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Wood heating; Heat pump; Fireplace heating
• Interior features: Dishwasher; Wood-burning fireplace; Has heating
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (20.6% below list).
• Recommended offer: $131k (20.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#808 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Winona R-III (rural): math 37% / reading 48% proficiency, ranked #131 of 324 in MO (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Winona Elem. (math 41% / reading 47%, grade F, #469 of 1,115 statewide, top 42%, 299 students, 78% FRL); Winona High (math 15% / reading 54%, grade F, #318 of 521 statewide, top 61%, 142 students, 72% FRL) — zoned schools at 75% FRL track the district average.
• Market conditions: 28 active listings in the ZIP.

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $9k appreciation (5.7% local appreciation)).
• Shannon County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: major 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 $130,941 (20.6% 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 D-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. 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: 0.79% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.73%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.83×
• Total profit: $38,373
• Equity at exit: $100,939

10-year hold

• IRR: 13.3%
• Equity multiple: 3.57×
• Total profit: $118,870
• Equity at exit: $180,743

Cash invested: $46,172 (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 65588

• Home prices YoY: 3.7%
• Active inventory: 28
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,309 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,474/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-105

Break-even live

Break-even rent $1,443

Max offer price $149,684

Occupancy floor —

Sensitivity live

Price	-10% $9	-5% $-48	+0% $-105	+5% $-162	+10% $-219
Rent	-10% $-209	-5% $-157	+0% $-105	+5% $-53	+10% $-2
Rate	-1.0pp $-22	-0.5pp $-63	base $-105	+0.5pp $-148	+1.0pp $-191

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $164,900 Active 13 DOM
2. 2026-06-21
   days on market $164,900 Active 12 DOM
3. 2026-06-21
   days on market $164,900 Active 11 DOM
4. 2026-06-18
   days on market $164,900 Active 9 DOM
5. 2026-06-17
   days on market $164,900 Active 8 DOM
6. 2026-06-16
   days on market $164,900 Active 7 DOM
7. 2026-06-15
   days on market $164,900 Active 6 DOM
8. 2026-06-13
   days on market $164,900 Active 4 DOM
9. 2026-06-12
   days on market $164,900 Active 3 DOM
10. 2026-06-09
    remarks 695-char remark
11. 2026-06-09
    pricedays on marketlisting id $164,900 Active 1 DOM
12. 2026-06-08
    days on market $160,000 Active 62 DOM
13. 2026-06-07
    days on market $160,000 Active 61 DOM
14. 2026-06-07
    days on market $160,000 Active 60 DOM
15. 2026-06-04
    days on market $160,000 Active 57 DOM
16. 2026-06-02
    days on market $160,000 Active 56 DOM
17. 2026-06-01
    days on market $160,000 Active 55 DOM
18. 2026-05-31
    days on market $160,000 Active 54 DOM
19. 2026-04-06
    listed $160,000 Active 1433-char remark

    Show marketing remark (1433 chars)

    ?? 5413 CR 579, Winona, MO 65588 – Country Living with Land, Water Features & Prime Hunting ?? Welcome to this charming home just outside of Winona, offering the perfect mix of comfort, space, and peaceful country living. Inside, you’ll find beautiful wood floors, a cozy fireplace, and a welcoming layout that makes you feel right at home. Large windows bring in natural light, giving the space a bright and airy feel throughout. Step outside and experience everything this property has to offer. The land features a private pond, a seasonal creek, and plenty of open space to enjoy the outdoors. Whether you’re wanting to fish, explore, or simply relax and take in the views, this property gives you that true Ozarks feel. The home also includes its own private well, adding both convenience and independence. One of the standout features of this property is its location—bordering government land on three sides, offering incredible privacy and direct access to prime hunting opportunities right out your back door. This is a rare find for anyone looking to enjoy nature, wildlife, and the outdoors without leaving home. With room to grow and so many natural features, this property is perfect for anyone looking for a quiet retreat, hunting property, or a place to truly make their own. Don’t miss your chance to own a beautiful piece of the Ozarks with charm, land, and endless possibilities!

20. 2019-10-30
    soldstatus

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,713
• − Mortgage interest: −$9,237
• − Property taxes: −$2,474
• − Insurance: −$824
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$4,797
• Taxable loss: −$4,133
• Est. tax savings @ 24.0%: +$992
• After-tax cash flow: $-270/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: Winona R-III
• NCES district ID: 2932220
• Math proficiency: 37% ▼ -16.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $31,522
• Composite: 34.76/100
• National rank: #5128
• State rank: #131 of 324 in MO

Livability — Winona

• Score: 53/100
• State rank: #808
• US rank: #24256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,025

Population outlook (Shannon County) Hauer SSP2

• Today (2025): 7,703 people
• By 2030: 7,355 · -4.5%
• By 2040: 6,637 · -13.8%
• By 2050: 5,898 · -23.4%
• By 2075: 4,407 · -42.8%
• By 2100: 3,037 · -60.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 2% Asian 1%
• Common ancestry: Serbian 3% Lithuanian 2% Romanian 1%
• Foreign-born: 2% · Vietnam
• Languages at home: 98% English-only · Vietnamese 1%

Political lean MEDSL · Shannon

• 2024 margin: Solid R (+68.3) · D 15.6% · R 83.8%
• 2008→2024 swing: -56.9pp toward R · 2008: -11.4pp · 2024: -68.3pp
• All cycles: 2024: R+68.3 2020: R+63.0 2016: R+56.1 2012: R+26.0 2008: R+11.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.74%
• Current HPI: 160.0993
• 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

+3.1% since first listed

3 events — show timeline

• 2026-06-08 Listed $164,900 SOMO
• 2026-04-06 Listed $160,000 Fizber.com
• 2019-10-30 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $229 · -0.1% YoY. Source: county tax records.