205 N Macon St · Meadville, MO 64659

$110,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 51 Days on market

Manufactured home Built 2001 0.66 ac lot

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Why this score? — see what drove the D 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 +10.5/30.0
• Appreciation +8.5/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.4/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks

Welcome to this 3 bedroom, 2 bathroom manufactured home in Meadville, MO offering comfortable living with a spacious open living room perfect for relaxing or entertaining. The home sits on a large yard and features a long circle drive for easy access and extra parking. The stove and dishwasher stay, making it move-in ready for the next owner.

Key facts

• Stove and dishwasher
• Open living room
• Circle drive

Tags

• OPEN LIVING ROOM
• LARGE YARD
• CIRCLE DRIVE
• STOVE AND DISHWASHER

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Attached garage with garage door opener; Off-street parking; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Attached property; Ranch-style; About 21–30 years old; 1,248 above-grade living area
• Construction: Vinyl siding; Composition roof; Crawl space foundation; Built roughly 21–30 years ago
• Exterior features: Public water; Public sewer; Not in a flood plain; Lot approximately 0.66 acres

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling (has central or electric cooling)
• Interior features: Crawl space basement; Carpet and laminate flooring; Ranch floor plan
• Laundry & utility: Washer/dryer not specified

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $-57 ($-684/yr) — negative.
• To cash-flow at today's rent, offer at most $100k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $79k (28.6% below list).
• Recommended offer: $79k (28.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#226 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime F, amenities F, commute F.
• Meadville R-IV (rural): math 55% / reading 55% proficiency, ranked #63 of 535 in MO (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Meadville Elem. (math 44% / reading 54%, grade D, #284 of 1,115 statewide, top 30%, 117 students, 41% FRL); Meadville High (math 64% / reading 64%, grade B-, #19 of 521 statewide, top 4%, 111 students, 38% FRL).
• Market conditions: 3 active listings in the ZIP; 4 units permitted in Linn County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($761 loan paydown + $8k appreciation (6.9% local appreciation)).
• Linn County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.9% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($107k) 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.
• Current owner paid $8k; list at $110k implies a 1367% gain — meaningful room to come down on a strong offer.

Recommended offer $78,538 (28.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.22%
• DSCR: 0.90
• GRM: 11.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.8%
• Equity multiple: 2.11×
• Total profit: $34,130
• Equity at exit: $75,576

10-year hold

• IRR: 15.5%
• Equity multiple: 4.31×
• Total profit: $101,906
• Equity at exit: $142,974

Cash invested: $30,800 (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 64659

• Home prices YoY: 2.8%
• Active inventory: 3
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $785 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$55 /mo · $657/yr
• Insurance: −$46
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$165
• Net cashflow: $-57

Break-even live

Break-even rent $858

Max offer price $99,932

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-26	+0% $-57	+5% $-88	+10% $-119
Rent	-10% $-119	-5% $-88	+0% $-57	+5% $-26	+10% $5
Rate	-1.0pp $-2	-0.5pp $-29	base $-57	+0.5pp $-85	+1.0pp $-114

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-05
   statusdays on market $110,000 Pending 51 DOM
2. 2026-06-04
   days on market $110,000 Active 50 DOM
3. 2026-06-02
   days on market $110,000 Active 49 DOM
4. 2026-06-01
   days on market $110,000 Active 48 DOM
5. 2026-05-31
   days on market $110,000 Active 47 DOM
6. 2026-05-01
   status Pending
7. 2026-04-17
   status Active
8. 2026-04-08
   status Pending
9. 2026-03-12
   listed $110,000 Active
10. 2001-12-01
    soldstatus
11. 2000-11-28
    soldstatus $7,500

ⓘ 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: $657 · $55/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$410/yr (+$34/mo · 62.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,425
• − Mortgage interest: −$6,162
• − Property taxes: −$657
• − Insurance: −$550
• − Repairs & maintenance: −$754
• − Management: −$754
• − Depreciation: −$3,200
• Taxable loss: −$2,652
• Est. tax savings @ 24.0%: +$637
• After-tax cash flow: $-47/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: Meadville R-IV
• NCES district ID: 2920640
• Math proficiency: 55% ▬ 0.00%
• Reading proficiency: 55% ▬ 0.00%
• Median HH income: $50,749
• Composite: 48.82/100
• National rank: #4510
• State rank: #63 of 535 in MO

Livability — Meadville

• Score: 67/100
• State rank: #226
• US rank: #11041

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meadville, MO
• Population (ZIP): 876

Population outlook (Linn County) Hauer SSP2

• Today (2025): 11,437 people
• By 2030: 10,946 · -4.3%
• By 2040: 9,969 · -12.8%
• By 2050: 9,056 · -20.8%
• By 2075: 7,342 · -35.8%
• By 2100: 5,656 · -50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98%
• Common ancestry: Italian 2% Slovak 1% Portuguese 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Linn

• 2024 margin: Solid R (+57.2) · D 20.8% · R 78.1% · Other 1.1%
• 2008→2024 swing: -48.8pp toward R · 2008: -8.5pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+53.9 2016: R+51.1 2012: R+23.5 2008: R+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.91%
• Current HPI: 253.9682
• 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

+1366.7% since first listed

6 events — show timeline

• 2026-05-01 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-17 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-08 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-12 Listed $110,000 Heartland MLS as Distributed by MLS Grid
• 2001-12-01 Sold (Public Records) — Public Records
• 2000-11-28 Sold (Public Records) $7,500 Public Records

Property tax history

+0.6%/yr

Latest (2025): $657 · +4.8% YoY. Source: county tax records.