117 Manning St · Burlington Junction, MO 64428

$22,382

2 bd · 1.0 ba · 828 sqft · Other public records · 58 Days on market

Built 1965 0.26 ac lot

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Why this score? — see what drove the B 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Level ranch all ready for rehab! Nice, level lot with offstreet parking. Make this home amazing again!

Key facts

• Level lot
• Offstreet parking
• 0.26 acre lot

Tags

• LEVEL LOT
• OFFSTREET PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $22k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($912 rent vs $22k).
• Recommended offer: $22k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#466 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• West Nodaway County R-I (rural): math 25% / reading 35% proficiency, ranked #458 of 535 in MO (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Nodaway R-I Elem. (math 44% / reading 44%, grade F, #413 of 1,115 statewide, top 42%, 132 students, 46% FRL); West Nodaway High (math 52% / reading 52%, grade D+, #92 of 521 statewide, top 20%, 95 students, 44% FRL) — zoned schools at 45% FRL track the district average.
• Zoned-school proficiency averages 48% at this address vs 30% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the West Nodaway County R-I average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 5 active listings in the ZIP; 49 units permitted in Nodaway County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $825 of equity ($154 loan paydown + $671 appreciation (3.0% local appreciation)).
• Nodaway County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $1k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price.

Recommended offer $21,710 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 4.08% ✓
• Cap rate: 34.26%
• Cash-on-cash: 99.87%
• DSCR: 5.44
• GRM: 2.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.74×
• Total profit: $35,955
• Equity at exit: $10,064

10-year hold

• IRR: —
• Equity multiple: 14.01×
• Total profit: $81,504
• Equity at exit: $15,510

Cash invested: $6,267 (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 64428

• Active inventory: 5
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $912 medium
• Mortgage (P&I): −$117
• Tax from tax record: −$72 /mo · $868/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $522

Break-even live

Break-even rent $252

Max offer price $22,382

Occupancy floor 38%

Sensitivity live

Price	-10% $534	-5% $528	+0% $522	+5% $515	+10% $509
Rent	-10% $449	-5% $486	+0% $522	+5% $558	+10% $594
Rate	-1.0pp $533	-0.5pp $527	base $522	+0.5pp $516	+1.0pp $510

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: $5,596
• Closing costs: $671
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-15
   status Pending 102-char remark

   Show marketing remark (102 chars)

   Level ranch all ready for rehab! Nice, level lot with offstreet parking. Make this home amazing again!

2. 2026-04-17
   price $22,382 102-char remark

   Show marketing remark (102 chars)

   Level ranch all ready for rehab! Nice, level lot with offstreet parking. Make this home amazing again!

3. 2026-03-18
   listed $23,560 Active 102-char remark

   Show marketing remark (102 chars)

   Level ranch all ready for rehab! Nice, level lot with offstreet parking. Make this home amazing again!

4. 2011-01-11
   soldstatus 417-char remark

   Show marketing remark (417 chars)

   Everything is new! All elec home, 35 yr roof, HVAC (AC 2yr), 200 amp service, new wiring, plumbing (PEX/manifold). New doors, windows, cabinets, countertops & carpet, some original oak. New tile in kitchen, bath, shower, & laundry. New lighting fixtures. Quality products were used, it's a home you can live in for years without any major updates needed. Large yard & beautiful trees, asphalt drive.

5. 2010-10-19
   listed $77,500 417-char remark

   Show marketing remark (417 chars)

   Everything is new! All elec home, 35 yr roof, HVAC (AC 2yr), 200 amp service, new wiring, plumbing (PEX/manifold). New doors, windows, cabinets, countertops & carpet, some original oak. New tile in kitchen, bath, shower, & laundry. New lighting fixtures. Quality products were used, it's a home you can live in for years without any major updates needed. Large yard & beautiful trees, asphalt drive.

ⓘ 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: $868 · $72/mo
• Projected year-2 tax: $868 · $72/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,946
• − Mortgage interest: −$1,254
• − Property taxes: −$868
• − Insurance: −$112
• − Repairs & maintenance: −$876
• − Management: −$876
• − Depreciation: −$651
• Taxable income: $6,310
• Est. tax owed @ 24.0%: −$1,514
• After-tax cash flow: $4,744/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: West Nodaway County R-I
• NCES district ID: 2930900
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $41,065
• Composite: 28.16/100
• National rank: #12195
• State rank: #458 of 535 in MO

Livability — Burlington Junction

• Score: 60/100
• State rank: #466
• US rank: #18573

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burlington Junction, MO
• Population (ZIP): 561

Population outlook (Nodaway County) Hauer SSP2

• Today (2025): 22,010 people
• By 2030: 21,531 · -2.2%
• By 2040: 20,360 · -7.5%
• By 2050: 19,210 · -12.7%
• By 2075: 17,711 · -19.5%
• By 2100: 16,796 · -23.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 1%
• Common ancestry: Iranian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 92% English-only · German/W. Germanic 8%

Political lean MEDSL · Nodaway

• 2024 margin: Solid R (+43.7) · D 27.6% · R 71.4% · Other 1.0%
• 2008→2024 swing: -33.2pp toward R · 2008: -10.5pp · 2024: -43.7pp
• All cycles: 2024: R+43.7 2020: R+40.5 2016: R+40.8 2012: R+27.0 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-71.1% since first listed

5 events — show timeline

• 2026-05-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $22,382 Heartland MLS as Distributed by MLS Grid
• 2026-03-18 Listed $23,560 Heartland MLS as Distributed by MLS Grid
• 2011-01-11 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2010-10-19 Listed $77,500 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2025): $868 · +14.6% YoY. Source: county tax records.