24672 Whispering Oak Rd · Hermitage, MO 65668

$115,000

2 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 23 Days on market

Built 1995 2.20 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 +23.3/30.0
• Appreciation +9.7/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +4.7/10.0
• Schools +4.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This one's got that ''don't overthink it. .. just come look'' kind of pull. 2 bed, 2 bath sitting on 2.2 acres near Pomme de Terre Lake. .. which already checks a box that's getting harder and harder to find. But it's the feel that does the heavy lifting. Big open living, kitchen, dining setup where nobody's stuck in a corner. .. conversations carry, food gets passed around, and somehow the night goes longer than planned. The kind of space where a simple get-together turns into a full-blown ''why don't we do this more often?''Step outside and it shifts gears. Plenty of room for yard games, kids running wild, dogs doing laps like they've got a job to do. Firepit nights, cold drinks, maybe a

Key facts

• 2.2 acres
• Storage shed
• Firepit nights

Tags

• 2.2 ACRES
• NEAR POMME DE TERRE LAKE
• PLENTY OF ROOM FOR YARD GAMES
• FIREPIT NIGHTS
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (2.9% below list).
• Recommended offer: $112k (2.9% below list) — sets the bar for 1% rule.
• Cap rate 8.5% vs local median 3.3% in Hermitage — 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 54/100 on livability (#788 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime F, amenities F, commute F.
• Hermitage R-IV (rural): math 45% / reading 50% proficiency, ranked #185 of 535 in MO (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hermitage Elem. (math 47% / reading 47%, grade D-, #347 of 1,115 statewide, top 35%, 138 students, 58% FRL); Hermitage Middle (math 24% / reading 44%, grade F, #243 of 391 statewide, top 65%, 50 students, 44% FRL); Hermitage High (math 10% / reading 50%, grade F, #377 of 521 statewide, top 73%, 81 students, 51% FRL).
• Market conditions: 28 active listings in the ZIP.

Forward outlook

• In year one you build about $11k of equity ($795 loan paydown + $11k appreciation (9.3% local appreciation)).
• Hickory County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.3% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Recommended offer $111,630 (2.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
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: 0.97% ✗
• Cap rate: 8.49%
• Cash-on-cash: 7.83%
• DSCR: 1.35
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.6%
• Equity multiple: 3.19×
• Total profit: $70,512
• Equity at exit: $97,808

10-year hold

• IRR: 25.1%
• Equity multiple: 7.08×
• Total profit: $195,776
• Equity at exit: $205,052

Cash invested: $32,200 (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 65668

• Home prices YoY: 4.5%
• Active inventory: 28
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,116 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$21 /mo · $249/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $210

Break-even live

Break-even rent $850

Max offer price $115,000

Occupancy floor 76%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-17
   status Pending
2. 2026-03-25
   listed $115,000 Active

ⓘ 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: $249 · $21/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$867/yr (+$72/mo · 348.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,396
• − Mortgage interest: −$6,442
• − Property taxes: −$249
• − Insurance: −$575
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$3,345
• Taxable income: $641
• Est. tax owed @ 24.0%: −$154
• After-tax cash flow: $2,368/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: Hermitage R-IV
• NCES district ID: 2914310
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $30,066
• Composite: 40.92/100
• National rank: #7513
• State rank: #185 of 535 in MO

Livability — Hermitage

• Score: 54/100
• State rank: #788
• US rank: #23974

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,692

Population outlook (Hickory County) Hauer SSP2

• Today (2025): 8,206 people
• By 2030: 7,690 · -6.3%
• By 2040: 6,780 · -17.4%
• By 2050: 6,076 · -26.0%
• By 2075: 5,088 · -38.0%
• By 2100: 4,489 · -45.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Puerto Rican 5% Dominican 1%
• Common ancestry: Lithuanian 7% Italian 5% Iranian 4%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Hickory

• 2024 margin: Solid R (+61.1) · D 19.1% · R 80.2%
• 2008→2024 swing: -47.9pp toward R · 2008: -13.3pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+57.3 2016: R+53.5 2012: R+23.6 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.30%
• Current HPI: 215.6823
• 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

2 events — show timeline

• 2026-04-17 Pending — SOMO
• 2026-03-25 Listed $115,000 SOMO

Property tax history

+1.3%/yr

Latest (2025): $249 · +1.9% YoY. Source: county tax records.