74 Ackerman Ct · Fountain N' Lakes, MO 63389

$70,000

3 bd · 2.0 ba · 1,352 sqft · Manufactured public records · 13 Days on market

Built 1996 3.00 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
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 acre lot. Home is in need of TLC or removed. Great property for any and all ideas.

Key facts

• 3 acre lot
• 3 acre lot
• Built 1996

Tags

• 3 ACRE LOT
• NO KNOWN RESTRICTIONS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $920 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 22.1% vs local median 3.5% in Fountain N' Lakes — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Winfield R-IV (rural): math 30% / reading 41% proficiency, ranked #197 of 324 in MO (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Winfield Elem. (373 students, 55% FRL); Winfield Middle (math 28% / reading 40%, grade F, #255 of 391 statewide, top 66%, 377 students, 52% FRL); Winfield High (math 32% / reading 52%, grade F, #218 of 521 statewide, top 45%, 511 students, 39% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: 45 active listings in the ZIP; 149 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lincoln County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

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.

Recommended offer $70,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.46% ✓
• Cap rate: 22.06%
• Cash-on-cash: 56.31%
• DSCR: 3.51
• GRM: 3.4

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: 54.7%
• Equity multiple: 3.41×
• Total profit: $47,230
• Equity at exit: $10,437

10-year hold

• IRR: 59.8%
• Equity multiple: 6.95×
• Total profit: $116,545
• Equity at exit: $6,052

Cash invested: $19,600 (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 63389

• Home prices YoY: -12.9%
• Active inventory: 45
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,719 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$42 /mo · $508/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $920

Break-even live

Break-even rent $555

Max offer price $70,000

Occupancy floor 42%

Sensitivity live

Price	-10% $959	-5% $939	+0% $920	+5% $900	+10% $880
Rent	-10% $784	-5% $852	+0% $920	+5% $988	+10% $1,056
Rate	-1.0pp $955	-0.5pp $937	base $920	+0.5pp $902	+1.0pp $883

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-03-22
   status Pending
2. 2026-03-13
   status Active
3. 2026-02-07
   status Pending
4. 2026-02-02
   listed $70,000 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: $508 · $42/mo
• Projected year-2 tax: $679 · $57/mo
• Expected delta: +$171/yr (+$14/mo · 33.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°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: $20,632
• − Mortgage interest: −$3,921
• − Property taxes: −$508
• − Insurance: −$350
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$2,036
• Taxable income: $10,515
• Est. tax owed @ 24.0%: −$2,524
• After-tax cash flow: $8,513/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: Winfield R-IV
• NCES district ID: 2932190
• Math proficiency: 30% ▲ 1.00%
• Reading proficiency: 41% ▲ 3.00%
• Median HH income: $53,785
• Composite: 31.09/100
• National rank: #6075
• State rank: #197 of 324 in MO

Livability — Fountain N' Lakes

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 7,159

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 58,571 people
• By 2030: 60,050 · +2.5%
• By 2040: 61,982 · +5.8%
• By 2050: 61,790 · +5.5%
• By 2075: 58,249 · -0.5%
• By 2100: 48,815 · -16.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Lithuanian 2% Scottish 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+55.9) · D 21.5% · R 77.4% · Other 1.1%
• 2008→2024 swing: -44.5pp toward R · 2008: -11.4pp · 2024: -55.9pp
• All cycles: 2024: R+55.9 2020: R+52.5 2016: R+50.5 2012: R+29.1 2008: R+11.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.17%
• Current HPI: 204.0306
• 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

4 events — show timeline

• 2026-03-22 Pending — MARIS as Distributed by MLS Grid
• 2026-03-13 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-07 Pending — MARIS as Distributed by MLS Grid
• 2026-02-02 Listed $70,000 MARIS as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2025): $508 · +1.2% YoY. Source: county tax records.