24235 Blueberry Ln · Bent Tree Harbor, MO 65355

$139,900

3 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 25 Days on market

Built 1995 4.71 ac lot

---

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 +22.3/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.5/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 4.71 acre lot
• Garage
• Built 1995

Property features AI

Exterior

• Parking: Detached 1-car garage; 1 covered parking space (1 total parking space)
• Home design: Manufactured home; Single-wide manufactured home; Residential property on 4.71 acres
• Construction: Clayton make; Metal siding; Block and pier/pillar foundation
• Exterior features: Metal roof; Lake access / lake privileges

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Electric heating; Heat pump; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $232 ($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 $133k (5.1% below list).
• Recommended offer: $133k (5.1% below list) — sets the bar for 1% rule.
• Cap rate 8.3% vs local median 3.7% in Bent Tree Harbor — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Lincoln R-II (rural): math 43% / reading 50% proficiency, ranked #91 of 324 in MO (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 274 active listings in the ZIP; 9 units permitted in Benton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($967 loan paydown + $8k appreciation (5.5% local appreciation)).
• Benton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.5% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.

Recommended offer $132,761 (5.1% 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. 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.
3. 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.
4. 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: 0.95% ✗
• Cap rate: 8.28%
• Cash-on-cash: 7.10%
• DSCR: 1.32
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.29×
• Total profit: $50,551
• Equity at exit: $83,134

10-year hold

• IRR: 19.5%
• Equity multiple: 4.53×
• Total profit: $138,348
• Equity at exit: $146,772

Cash invested: $39,172 (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 65355

• Home prices YoY: 2.4%
• Active inventory: 274
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,328 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$25 /mo · $302/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $232

Break-even live

Break-even rent $1,034

Max offer price $139,900

Occupancy floor 78%

Sensitivity live

Price	-10% $311	-5% $271	+0% $232	+5% $192	+10% $-15
Rent	-10% $127	-5% $179	+0% $232	+5% $284	+10% $337
Rate	-1.0pp $302	-0.5pp $267	base $232	+0.5pp $195	+1.0pp $159

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $139,900 Active 25 DOM
2. 2026-06-18
   days on market $139,900 Active 23 DOM
3. 2026-06-17
   days on market $139,900 Active 22 DOM
4. 2026-06-16
   days on market $139,900 Active 21 DOM
5. 2026-06-15
   days on market $139,900 Active 20 DOM
6. 2026-06-13
   days on market $139,900 Active 18 DOM
7. 2026-06-12
   days on market $139,900 Active 17 DOM
8. 2026-06-09
   days on market $139,900 Active 14 DOM
9. 2026-06-08
   days on market $139,900 Active 13 DOM
10. 2026-06-07
    days on market $139,900 Active 12 DOM
11. 2026-06-07
    days on market $139,900 Active 11 DOM
12. 2026-06-04
    days on market $139,900 Active 8 DOM
13. 2026-06-02
    days on market $139,900 Active 7 DOM
14. 2026-06-01
    days on market $139,900 Active 6 DOM
15. 2026-05-31
    days on market $139,900 Active 5 DOM
16. 2026-05-06
    listed $139,900 Active
17. 1999-04-01
    soldstatus

ⓘ 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: $302 · $25/mo
• Projected year-2 tax: $1,357 · $113/mo
• Expected delta: +$1,055/yr (+$88/mo · 348.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $15,931
• − Mortgage interest: −$7,837
• − Property taxes: −$302
• − Insurance: −$700
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$4,070
• Taxable income: $474
• Est. tax owed @ 24.0%: −$114
• After-tax cash flow: $2,666/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: Lincoln R-II
• NCES district ID: 2918670
• Math proficiency: 43% ▼ -4.00%
• Reading proficiency: 50% ▲ 8.00%
• Median HH income: $35,713
• Composite: 38.49/100
• National rank: #4182
• State rank: #91 of 324 in MO

Livability — Bent Tree Harbor

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

Census & demographics

• Population (ZIP): 11,029

Population outlook (Benton County) Hauer SSP2

• Today (2025): 17,355 people
• By 2030: 16,513 · -4.9%
• By 2040: 14,898 · -14.2%
• By 2050: 13,662 · -21.3%
• By 2075: 11,308 · -34.8%
• By 2100: 8,755 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 2% Native American 1%
• Common ancestry: Slovak 3% Italian 2% Iranian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Benton

• 2024 margin: Solid R (+59.1) · D 20.1% · R 79.2%
• 2008→2024 swing: -36.8pp toward R · 2008: -22.3pp · 2024: -59.1pp
• All cycles: 2024: R+59.1 2020: R+56.6 2016: R+54.1 2012: R+34.3 2008: R+22.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.45%
• Current HPI: 232.6924
• 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

• 2026-05-06 Listed $139,900 WCAR
• 1999-04-01 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $302 · -0.3% YoY. Source: county tax records.