400 W Ruby St · Conway, MO 65632

$84,900

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 35 Days on market

Built 1996 0.28 ac lot

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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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• 1% rule +6.5/10.0
• Schools +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Recently remodeled! Move in ready! 3 bedroom, 2 bath manufactured home. This lovely home features a spacious newly carpeted living room which opens up into a fantastic country kitchen featuring all new appliances, a spacious breakfast bar, and credenza giving all the storage for your kitchen needs. The main bedroom features his and hers closets. The main bath features a beautiful lighted mirror, garden tub, new sink, and separate shower. New roof. The front porch ramp gives easy access to the home. Newly built back porch, and large yard. Paved city street, and easy access to all amenities.

Key facts

• Country kitchen
• Lighted mirror
• New appliances

Tags

• NEWLY CARPETED LIVING ROOM
• COUNTRY KITCHEN
• NEW APPLIANCES
• SPACIOUS BREAKFAST BAR
• LIGHTED MIRROR
• GARDEN TUB

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Gravel parking for 2 vehicles
• Utilities: Public water; Public sewer; Single-phase electric; Electricity, phone, and water connected; Sewer connected; Cable not available
• Home design: Manufactured (mobile) home; Attached property; One story; Facing with an accessible entry (ramp)
• Construction: Vinyl siding; Metal roof; Block foundation; Built/recorded per assessor
• Exterior features: Deck; Rear porch; Ramp entry; City lot that is cleared and level; Asphalt road frontage on a city street

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Electric forced-air heating; Central electric air conditioning
• Interior features: Updated/remodeled interior; Accessible approach with ramp
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($972 rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#660 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Laclede County R-I (rural): math 37% / reading 45% proficiency, ranked #145 of 324 in MO (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ezard Elem. (math 52% / reading 52%, grade C-, #231 of 1,115 statewide, top 24%, 433 students, 55% FRL); Conway High Schools (math 22% / reading 37%, grade F, #382 of 521 statewide, top 78%, 384 students, 55% FRL).
• Market conditions: 22 active listings in the ZIP; 61 units permitted in Laclede County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($587 loan paydown + $3k appreciation (3.5% local appreciation)).
• Laclede County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.16%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 2.01×
• Total profit: $24,091
• Equity at exit: $40,618

10-year hold

• IRR: 18.4%
• Equity multiple: 3.81×
• Total profit: $66,820
• Equity at exit: $64,566

Cash invested: $23,772 (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 65632

• Home prices YoY: 1.3%
• Active inventory: 22
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $972 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $181

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 76%

Sensitivity live

Price	-10% $240	-5% $211	+0% $181	+5% $152	+10% $123
Rent	-10% $105	-5% $143	+0% $181	+5% $220	+10% $258
Rate	-1.0pp $224	-0.5pp $203	base $181	+0.5pp $159	+1.0pp $137

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $84,900 Active 35 DOM
2. 2026-06-18
   days on market $84,900 Active 34 DOM
3. 2026-06-17
   days on market $84,900 Active 33 DOM
4. 2026-06-16
   days on market $84,900 Active 32 DOM
5. 2026-06-15
   days on market $84,900 Active 31 DOM
6. 2026-06-14
   pricedays on market $84,900 Active 29 DOM
7. 2026-06-12
   remarks 598-char remark
8. 2026-06-12
   days on market $89,900 Active 28 DOM
9. 2026-06-09
   days on market $89,900 Active 25 DOM
10. 2026-06-08
    days on market $89,900 Active 24 DOM
11. 2026-06-07
    days on market $89,900 Active 23 DOM
12. 2026-06-05
    days on market $89,900 Active 20 DOM
13. 2026-06-03
    days on market $89,900 Active 19 DOM
14. 2026-06-02
    days on market $89,900 Active 18 DOM
15. 2026-06-01
    days on market $89,900 Active 17 DOM
16. 2026-05-31
    days on market $89,900 Active 16 DOM
17. 2026-05-30
    days on market $89,900 Active 15 DOM
18. 2026-05-15
    listed $89,900 Active 592-char remark
19. 2026-05-15
    historical $89,900 592-char remark
20. 2023-11-02
    historical
21. 2023-10-02
    status Active
22. 2023-09-27
    historical Active Under Contract
23. 2023-09-11
    status Active
24. 2023-09-02
    status Pending
25. 2023-08-29
    listed $59,900 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,667
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$933
• − Management: −$933
• − Depreciation: −$2,470
• Taxable income: $877
• Est. tax owed @ 24.0%: −$211
• After-tax cash flow: $1,966/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: Laclede County R-I
• NCES district ID: 2910110
• Math proficiency: 37% ▼ -3.00%
• Reading proficiency: 45% ▲ 6.00%
• Median HH income: $39,824
• Composite: 34.32/100
• National rank: #5236
• State rank: #145 of 324 in MO

Livability — Conway

• Score: 57/100
• State rank: #660
• US rank: #22107

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Conway, MO
• City population: 2,616
• Population (ZIP): 2,616

Population outlook (Laclede County) Hauer SSP2

• Today (2025): 34,730 people
• By 2030: 33,985 · -2.1%
• By 2040: 32,213 · -7.2%
• By 2050: 30,189 · -13.1%
• By 2075: 24,782 · -28.6%
• By 2100: 18,554 · -46.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 6% Two or more races 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 3% Portuguese 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Laclede

• 2024 margin: Solid R (+66.8) · D 16.1% · R 82.9%
• 2008→2024 swing: +212.7pp toward D · 2008: -279.5pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+65.4 2016: R+64.5 2012: R+44.5 2008: R+279.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.51%
• Current HPI: 279.4472
• 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

+41.7% since first listed

9 events — show timeline

• 2026-06-13 Price Changed $84,900 MARIS as Distributed by MLS Grid
• 2026-05-15 Listed $89,900 MARIS as Distributed by MLS Grid
• 2026-05-15 Coming Soon $89,900 MARIS as Distributed by MLS Grid
• 2023-11-02 Delisted — MARIS as Distributed by MLS Grid
• 2023-10-02 Relisted — MARIS as Distributed by MLS Grid
• 2023-09-27 Contingent — MARIS as Distributed by MLS Grid
• 2023-09-11 Relisted — MARIS as Distributed by MLS Grid
• 2023-09-02 Pending — MARIS as Distributed by MLS Grid
• 2023-08-29 Listed $59,900 MARIS as Distributed by MLS Grid

Property tax history

+1.0%/yr

Latest (2025): $142 · +5.3% YoY. Source: county tax records.