934 County Road 68 · Viburnum, MO 65439

$104,995

3 bd · 1.0 ba · 1,216 sqft · Manufactured public records · 81 Days on market

Built 2001 1.00 ac lot ↓ 16% since listing

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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 +23.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• Appreciation +7.2/10.0
• 1% rule +4.8/10.0
• Schools +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Listed @ $104,995. This may be the best way to start your dream of living in rural Missouri in the rolling foothills of the Mark Twain National Forest. The Mobile Home could be your starter home, weekend place or a rental. This 3 bed, 2 bath mobile home is 1216 square feet sitting on one acre of ground. Free of any regulation in a city or county with your own private well and septic. The property is fenced and on a paved county road. Just a 5-minute drive to the small town of Viburnum, Mo. for all your necessary goods and services. The area is rich in natural beauty with the Dillard Mill State Park just 15 minutes away, Council Bluff Lake is just 20 minutes down the road for great recreation and fishing. Elephant Rocks State Park along with Johnson Shutin's recreation area is only 40 minutes away. The crystal-clear waters of the Huzzah Creek is just a 10-minute drive, and the beauty Black River is a 15-minute trip. White Tail deer hunting is famous in the area, and the wild turkey season is always a favorite. The area has also become a common sighting of the astonishing Bald Eagle. If you have been waiting for the right place to hang your hat, you may have found the hook. Let's make this happen.

Key facts

• Paved county road
• Private well
• Fenced property

Tags

• ROLLING FOOTHILLS
• PRIVATE WELL
• PRIVATE SEPTIC
• FENCED PROPERTY
• PAVED COUNTY ROAD
• 5 MINUTE DRIVE TO VIBURNUM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/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 $103k (2.1% below list).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#752 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, employment D, crime F.
• Iron County C-4 (rural): math 36% / reading 46% proficiency, ranked #299 of 535 in MO (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 6 units permitted in Iron County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($726 loan paydown + $5k appreciation (4.4% local appreciation)).
• Iron County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $98,695 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
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: 0.98% ✗
• Cap rate: 8.46%
• Cash-on-cash: 7.73%
• DSCR: 1.34
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 2.12×
• Total profit: $32,798
• Equity at exit: $55,864

10-year hold

• IRR: 18.5%
• Equity multiple: 4.07×
• Total profit: $90,375
• Equity at exit: $93,535

Cash invested: $29,399 (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 65439

• Home prices YoY: 2.7%
• Active inventory: 6
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,028 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$28 /mo · $337/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $189

Break-even live

Break-even rent $788

Max offer price $104,995

Occupancy floor 77%

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: $26,249
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $104,995 Active 81 DOM
2. 2026-06-17
   days on market $104,995 Active 80 DOM
3. 2026-06-16
   days on market $104,995 Active 79 DOM
4. 2026-06-15
   days on market $104,995 Active 78 DOM
5. 2026-06-13
   days on market $104,995 Active 76 DOM
6. 2026-06-12
   days on market $104,995 Active 75 DOM
7. 2026-06-09
   days on market $104,995 Active 72 DOM
8. 2026-06-08
   days on market $104,995 Active 71 DOM
9. 2026-06-07
   days on market $104,995 Active 70 DOM
10. 2026-06-07
    days on market $104,995 Active 69 DOM
11. 2026-06-04
    days on market $104,995 Active 66 DOM
12. 2026-06-02
    days on market $104,995 Active 65 DOM
13. 2026-06-01
    days on market $104,995 Active 64 DOM
14. 2026-05-31
    days on market $104,995 Active 63 DOM
15. 2026-03-29
    listed $104,995 Active 1215-char remark

    Show marketing remark (1215 chars)

    Listed @ $104,995. This may be the best way to start your dream of living in rural Missouri in the rolling foothills of the Mark Twain National Forest. The Mobile Home could be your starter home, weekend place or a rental. This 3 bed, 2 bath mobile home is 1216 square feet sitting on one acre of ground. Free of any regulation in a city or county with your own private well and septic. The property is fenced and on a paved county road. Just a 5-minute drive to the small town of Viburnum, Mo. for all your necessary goods and services. The area is rich in natural beauty with the Dillard Mill State Park just 15 minutes away, Council Bluff Lake is just 20 minutes down the road for great recreation and fishing. Elephant Rocks State Park along with Johnson Shutin's recreation area is only 40 minutes away. The crystal-clear waters of the Huzzah Creek is just a 10-minute drive, and the beauty Black River is a 15-minute trip. White Tail deer hunting is famous in the area, and the wild turkey season is always a favorite. The area has also become a common sighting of the astonishing Bald Eagle. If you have been waiting for the right place to hang your hat, you may have found the hook. Let's make this happen.

16. 2025-07-18
    price $95,000
17. 2025-06-06
    price $115,000
18. 2025-03-14
    price $120,000
19. 2025-02-19
    listed $125,000 Active

ⓘ 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: $337 · $28/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$682/yr (+$57/mo · 202.6%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 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: $12,331
• − Mortgage interest: −$5,881
• − Property taxes: −$337
• − Insurance: −$525
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$3,054
• Taxable income: $561
• Est. tax owed @ 24.0%: −$135
• After-tax cash flow: $2,138/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: Iron County C-4
• NCES district ID: 2915510
• Math proficiency: 36% ▼ -4.00%
• Reading proficiency: 46% ▲ 1.00%
• Median HH income: $39,736
• Composite: 36.71/100
• National rank: #9210
• State rank: #299 of 535 in MO

Livability — Viburnum

• Score: 55/100
• State rank: #752
• US rank: #23441

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 29

Population outlook (Iron County) Hauer SSP2

• Today (2025): 9,245 people
• By 2030: 8,745 · -5.4%
• By 2040: 7,808 · -15.5%
• By 2050: 6,944 · -24.9%
• By 2075: 5,320 · -42.5%
• By 2100: 4,245 · -54.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 62% Two or more races 38%
• Common ancestry: German 21%

Political lean MEDSL · Iron

• 2024 margin: Solid R (+62.4) · D 18.2% · R 80.7% · Other 1.1%
• 2008→2024 swing: -65.2pp toward R · 2008: 2.8pp · 2024: -62.4pp
• All cycles: 2024: R+62.4 2020: R+57.7 2016: R+52.6 2012: R+14.5 2008: D+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.42%
• Current HPI: 170.0047
• 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

-16.0% since first listed

5 events — show timeline

• 2026-03-29 Listed $104,995 MARIS as Distributed by MLS Grid
• 2025-07-18 Price Changed $95,000 MARIS as Distributed by MLS Grid
• 2025-06-06 Price Changed $115,000 MARIS as Distributed by MLS Grid
• 2025-03-14 Price Changed $120,000 MARIS as Distributed by MLS Grid
• 2025-02-19 Listed $125,000 MARIS as Distributed by MLS Grid

Property tax history

+1.5%/yr

Latest (2025): $337 · +12.1% YoY. Source: county tax records.