10333 Farm Road 1102 Unit Parcel 3 · Cassville, MO 65625

$69,900

3 bd · 2.0 ba · 1,433 sqft · Manufactured · 42 Days on market

Built 1980 Fair condition 1.50 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 +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hilltop North Estates. Inexpensive homes like this are hard to find! 3 bed 2 bath needs some TLC. Great mini farm opportunity, 4 barns, concrete floored shop. 3 sides fenced, shared well, no restrictions. Partially wooded, close to town, but outside of city limits. Cassville schools, power and fiber optic internet at the road.

Key facts

• 4 barns
• Shared well
• 3 sides fenced

Tags

• MINI FARM OPPORTUNITY
• 4 BARNS
• CONCRETE FLOORED SHOP
• 3 SIDES FENCED
• SHARED WELL
• PARTIALLY WOODED

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 2.6% in Cassville — 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 66/100 on livability (#243 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B; Watch: schools C-, health & safety C-, amenities F.
• Cassville R-IV (town): math 33% / reading 47% proficiency, ranked #157 of 324 in MO (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 90 active listings in the ZIP; 57 units permitted in Barry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Barry 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($68k) 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 $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.85% ✓
• Cap rate: 15.55%
• Cash-on-cash: 33.06%
• DSCR: 2.47
• GRM: 4.5

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: 28.3%
• Equity multiple: 2.18×
• Total profit: $23,031
• Equity at exit: $10,422

10-year hold

• IRR: 35.7%
• Equity multiple: 4.29×
• Total profit: $64,350
• Equity at exit: $6,044

Cash invested: $19,572 (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 65625

• Home prices YoY: -6.8%
• Active inventory: 90
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,294 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $539

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 53%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-04
   status Active 328-char remark

   Show marketing remark (328 chars)

   Hilltop North Estates. Inexpensive homes like this are hard to find! 3 bed 2 bath needs some TLC. Great mini farm opportunity, 4 barns, concrete floored shop. 3 sides fenced, shared well, no restrictions. Partially wooded, close to town, but outside of city limits. Cassville schools, power and fiber optic internet at the road.

2. 2026-04-25
   status Pending 328-char remark

   Show marketing remark (328 chars)

   Hilltop North Estates. Inexpensive homes like this are hard to find! 3 bed 2 bath needs some TLC. Great mini farm opportunity, 4 barns, concrete floored shop. 3 sides fenced, shared well, no restrictions. Partially wooded, close to town, but outside of city limits. Cassville schools, power and fiber optic internet at the road.

3. 2026-03-31
   listed $69,900 Active 328-char remark

   Show marketing remark (328 chars)

   Hilltop North Estates. Inexpensive homes like this are hard to find! 3 bed 2 bath needs some TLC. Great mini farm opportunity, 4 barns, concrete floored shop. 3 sides fenced, shared well, no restrictions. Partially wooded, close to town, but outside of city limits. Cassville schools, power and fiber optic internet at the road.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,527
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$2,033
• Taxable income: $5,696
• Est. tax owed @ 24.0%: −$1,367
• After-tax cash flow: $5,103/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This manufactured home requires significant repairs and updates to its exterior, interior, and landscaping to improve its condition and value.

Repairs flagged

• Major roof — Severe wear visible
• Major exterior siding — Severe weathering
• Major interior walls — Worn paint and surfaces
• Major bathrooms — Old fixtures and worn surfaces
• Major landscaping — Overgrown and unkempt
• Major fencing — Old and worn
• Major shed — Graffiti and poor condition

Value-add opportunities

• Resale Paint exterior — Fresh paint enhances curb appeal
• Resale Replace carpet — Fresh carpet improves interior aesthetics
• Resale Update bathrooms — Modern fixtures and surfaces attract buyers
• Both Trim landscaping — Neat landscaping enhances curb appeal and property value
• Both Repair fencing — Aesthetically pleasing fencing improves property value
• Both Renovate shed — A functional and attractive shed enhances property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Severe wear visible	Major	$15,000–50,000
exterior siding · Severe weathering	Major	$15,000–50,000
interior walls · Worn paint and surfaces	Major	$15,000–50,000
bathrooms · Old fixtures and worn surfaces	Major	$15,000–50,000
landscaping · Overgrown and unkempt	Major	$15,000–50,000
fencing · Old and worn	Major	$15,000–50,000
shed · Graffiti and poor condition	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale Paint exterior — Fresh paint enhances curb appeal ↑
• Resale Replace carpet — Fresh carpet improves interior aesthetics ↑
• Resale Update bathrooms — Modern fixtures and surfaces attract buyers ↑
• Both Trim landscaping — Neat landscaping enhances curb appeal and property value ↑
• Both Repair fencing — Aesthetically pleasing fencing improves property value ↑
• Both Renovate shed — A functional and attractive shed enhances property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Cassville R-IV
• NCES district ID: 2908170
• Math proficiency: 33% ▬ 0.00%
• Reading proficiency: 47% ▲ 1.00%
• Median HH income: $38,738
• Composite: 33.36/100
• National rank: #5484
• State rank: #157 of 324 in MO

Livability — Cassville

• Score: 66/100
• State rank: #243
• US rank: #11916

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cassville, MO
• Population (ZIP): 7,186

Population outlook (Barry County) Hauer SSP2

• Today (2025): 35,207 people
• By 2030: 34,460 · -2.1%
• By 2040: 32,643 · -7.3%
• By 2050: 30,688 · -12.8%
• By 2075: 26,898 · -23.6%
• By 2100: 22,000 · -37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Italian 6% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · Canada, Philippines
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Barry

• 2024 margin: Solid R (+63.5) · D 17.8% · R 81.3%
• 2008→2024 swing: -28.5pp toward R · 2008: -35.0pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.8 2016: R+59.7 2012: R+44.7 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.59%
• Current HPI: 225.8478
• 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 events — show timeline

• 2026-05-04 Relisted — SOMO
• 2026-04-25 Pending — SOMO
• 2026-03-31 Listed $69,900 SOMO