2298 Missouri Rd #1 · Warm Springs, AR 63942

$75,000

3 bd · 2.5 ba · 1,960 sqft · Manufactured · 132 Days on market

Built 1999 20 ac lot ↓ 22% since listing

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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
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

# Escape to Tranquil Country LivingDiscover the perfect canvas for your rural retreat in the heart of Gatewood, Missouri! This spacious 3 bedroom 2.5 bathroom manufactured home offers nearly 2,000 square feet of comfortable living space, ready for your personal touch and creative vision. Nestled in the serene Ozark countryside, this property presents an exceptional opp opportunity for buyers seeking renovation potential a with endless possibilities.

Key facts

• Rural retreat
• Ozark countryside
• Renovation potential

Tags

• TRANQUIL COUNTRY LIVING
• RURAL RETREAT
• RENOVATION POTENTIAL
• OZARK COUNTRYSIDE

Property features AI

Finance

• Other: Approximately 20 acres

Exterior

• Parking: Detached or attached garage with 2 parking spaces
• Security: Smoke detectors
• Utilities: Shared well water; Septic tank sewer
• Home design: Manufactured home on land; Residential property
• Construction: Vinyl siding; Composition roof; Built as a manufactured house
• Exterior features: Deck; Gravel road access

Interior

• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Electric heating; Wood heating; Central air conditioning
• Interior features: Walk-in closets; Vaulted ceilings; Living room fireplace
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Ripley County R-III (rural): math 50% / reading 40% proficiency, ranked #205 of 535 in MO (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.0% local appreciation)).
• Ripley County population projected at -20% 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.53% ✓
• Cap rate: 12.51%
• Cash-on-cash: 22.19%
• DSCR: 1.99
• GRM: 5.4

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: 28.4%
• Equity multiple: 2.61×
• Total profit: $33,782
• Equity at exit: $33,723

10-year hold

• IRR: 28.9%
• Equity multiple: 5.08×
• Total profit: $85,639
• Equity at exit: $51,972

Cash invested: $21,000 (down + closing). Projections, not guarantees.

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $388

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 61%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $75,000 Active 132 DOM
2. 2026-06-17
   days on market $75,000 Active 131 DOM
3. 2026-06-16
   days on market $75,000 Active 130 DOM
4. 2026-06-15
   days on market $75,000 Active 129 DOM
5. 2026-06-13
   days on market $75,000 Active 127 DOM
6. 2026-06-12
   pricedays on market $75,000 Active 126 DOM
7. 2026-06-09
   days on market $99,900 Active 123 DOM
8. 2026-06-08
   days on market $99,900 Active 122 DOM
9. 2026-06-07
   days on market $99,900 Active 121 DOM
10. 2026-06-05
    days on market $99,900 Active 119 DOM
11. 2026-06-04
    days on market $99,900 Active 117 DOM
12. 2026-06-02
    days on market $99,900 Active 116 DOM
13. 2026-06-01
    days on market $99,900 Active 115 DOM
14. 2026-05-31
    days on market $99,900 Active 114 DOM
15. 2026-05-14
    price $99,900
16. 2026-04-19
    price $103,500
17. 2026-03-23
    price $113,200
18. 2026-02-07
    listed $128,200 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 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $13,771
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$2,182
• Taxable income: $3,685
• Est. tax owed @ 24.0%: −$884
• After-tax cash flow: $3,775/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: Ripley County R-III
• NCES district ID: 2926550
• Math proficiency: 50% ▲ 10.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $41,154
• Composite: 40.04/100
• National rank: #7880
• State rank: #205 of 535 in MO

Livability — Warm Springs

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

Census & demographics

• Population (ZIP): 432

Population outlook (Ripley County) Hauer SSP2

• Today (2025): 13,011 people
• By 2030: 12,515 · -3.8%
• By 2040: 11,512 · -11.5%
• By 2050: 10,427 · -19.9%
• By 2075: 7,833 · -39.8%
• By 2100: 5,692 · -56.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Lithuanian 6% Italian 1%

Political lean MEDSL · Ripley

• 2024 margin: Solid R (+73.0) · D 13.2% · R 86.2%
• 2008→2024 swing: -43.0pp toward R · 2008: -30.1pp · 2024: -73.0pp
• All cycles: 2024: R+73.0 2020: R+70.1 2016: R+66.9 2012: R+44.6 2008: R+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

Industry mix (Fortune 500 HQ in AR)

Industry	F500 HQs	Revenue
▸Retail	1	$681B
▸Food / Agriculture	1	$53B
▸Retail / Energy	1	$22B
▸Transportation / Logistics	1	$12B
▸Energy	1	$4B

Price history

-22.1% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $99,900 SOMO
• 2026-04-19 Price Changed $103,500 SOMO
• 2026-03-23 Price Changed $113,200 SOMO
• 2026-02-07 Listed $128,200 SOMO