74 Ackerman Ct

Fountain N' Lakes, MO 63389

$70,000B-

3 bd · 2.0 ba · 1,352 sqft · Built 1996 · Manufactured · Pending · 13 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,324/mo
• Mortgage (P&I): −$367
• Tax + insurance: −$72
• HOA: −$0
• Vac / Maint / Mgmt: −$278
• Net cashflow: $607/mo
• Annual: $7,287/yr
• Cap rate: 16.70%
• Cash-on-cash: 37.18%
• DSCR: 2.65
• 1% rule: 1.89%
• Cash to close: $19,600

Investor read

• This is a 3-bed/2.0-bath manufactured listed at $70k.
• At list price, monthly cash flow is $607 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• 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).
• Lincoln County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.
• Cap rate 16.7% 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.

Questions for listing agent

• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.