520 E Hickory St · Rich Hill, MO 64779

$59,000

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

Built 2000 0.48 ac lot

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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
• Schools +4.2/10.0
• Appreciation +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Well kept 16x80 singlewide, treed corner lot, 20x30 deck on the east side with steps and a ramp onto the deck making it handicap accessable. Kitchen stove, refrigerator, dish washer, 5 ceiling fans, 2 outbuildings with shelves & wood floor. One has electricity, Plenty of room on the deck for a picnic table & grill. Concrete patio

Key facts

• Vacant lot
• Raised garden
• Corner lot

Tags

• CORNER LOT
• MANY TREES
• VACANT LOT
• OUTBUILDINGS WITH WOOD FLOORS
• CARPORT BUILT IN 2013
• RAISED GARDEN

Property features AI

Finance

• Other: Lot approximately 140 x 150 feet (21,000 sq ft)
• HOA & community: No association fees; Street maintenance provided

Exterior

• Parking: Carport; Detached garage (garage faces side, 1-car garage)
• Utilities: Public water; Public sewer
• Home design: Single-family manufactured home; Ranch floor plan; One-story (all primary rooms on the first floor)
• Construction: Manufactured construction; Other construction materials; Other type roof
• Exterior features: Deck; Outbuilding on the property; Paved road access; Not in a flood plain

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Disposal
• Bedrooms: 3 bedrooms (all on the first floor)
• Flooring: Carpet in living areas and bedrooms; Vinyl in kitchen and laundry
• Bathrooms: 2 full bathrooms (both with shower over tub)
• Heating & cooling: Electric heating; Electric cooling (central)
• Interior features: Ceiling fans in multiple rooms; Built-in kitchen features; Exhaust fan; Crawl space basement
• Laundry & utility: First-floor laundry; Vinyl flooring in laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $59k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).

Location & tenants

• Location reads 68/100 on livability (#173 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D+, employment D, amenities F.
• Rich Hill R-IV (rural): math 45% / reading 50% proficiency, ranked #167 of 535 in MO (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 2 units permitted in Bates County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.8%/yr); year-one equity from $408 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Bates County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.8% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 17y ago 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.

Recommended offer $59,000

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. 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.
4. 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.
5. 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: 1.75% ✓
• Cap rate: 15.40%
• Cash-on-cash: 32.51%
• DSCR: 2.45
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.0%
• Equity multiple: 2.18×
• Total profit: $19,485
• Equity at exit: $9,382

10-year hold

• IRR: 35.2%
• Equity multiple: 4.28×
• Total profit: $54,104
• Equity at exit: $6,111

Cash invested: $16,520 (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 64779

• Home prices YoY: -1.0%
• Active inventory: 13
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,030 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$32 /mo · $383/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $448

Break-even live

Break-even rent $463

Max offer price $59,000

Occupancy floor 52%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-14
   status Pending
2. 2026-05-12
   listed $59,000 Active
3. 2009-04-08
   soldstatus 343-char remark

   Show marketing remark (343 chars)

   Well kept 16x80 singlewide, treed corner lot, 20x30 deck on the east side with steps and a ramp onto the deck making it handicap accessable. Kitchen stove, refrigerator, dish washer, 5 ceiling fans, 2 outbuildings with shelves & wood floor. One has electricity, Plenty of room on the deck for a picnic table & grill. Concrete patio

4. 2009-04-08
   soldstatus

   Show marketing remark (343 chars)

   Well kept 16x80 singlewide, treed corner lot, 20x30 deck on the east side with steps and a ramp onto the deck making it handicap accessable. Kitchen stove, refrigerator, dish washer, 5 ceiling fans, 2 outbuildings with shelves & wood floor. One has electricity, Plenty of room on the deck for a picnic table & grill. Concrete patio

5. 2009-03-11
   listed $29,000 343-char remark

   Show marketing remark (343 chars)

   Well kept 16x80 singlewide, treed corner lot, 20x30 deck on the east side with steps and a ramp onto the deck making it handicap accessable. Kitchen stove, refrigerator, dish washer, 5 ceiling fans, 2 outbuildings with shelves & wood floor. One has electricity, Plenty of room on the deck for a picnic table & grill. Concrete patio

ⓘ 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: $383 · $32/mo
• Projected year-2 tax: $572 · $48/mo
• Expected delta: +$189/yr (+$16/mo · 49.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,357
• − Mortgage interest: −$3,305
• − Property taxes: −$383
• − Insurance: −$295
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$1,716
• Taxable income: $4,680
• Est. tax owed @ 24.0%: −$1,123
• After-tax cash flow: $4,248/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: Rich Hill R-IV
• NCES district ID: 2926310
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $38,686
• Composite: 41.74/100
• National rank: #7176
• State rank: #167 of 535 in MO

Livability — Rich Hill

• Score: 68/100
• State rank: #173
• US rank: #9210

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rich Hill, MO
• Population (ZIP): 2,926

Population outlook (Bates County) Hauer SSP2

• Today (2025): 15,295 people
• By 2030: 14,644 · -4.3%
• By 2040: 13,282 · -13.2%
• By 2050: 11,944 · -21.9%
• By 2075: 9,442 · -38.3%
• By 2100: 7,372 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Italian 2% Lithuanian 1% Iranian 1%
• Foreign-born: 0%
• Languages at home: 81% English-only · German/W. Germanic 18% Spanish 1%

Political lean MEDSL · Bates

• 2024 margin: Solid R (+61.6) · D 18.7% · R 80.4%
• 2008→2024 swing: -42.8pp toward R · 2008: -18.9pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+58.5 2016: R+54.6 2012: R+31.7 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.78%
• Current HPI: 282.2175
• 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

+103.4% since first listed

5 events — show timeline

• 2026-05-14 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-12 Listed $59,000 Heartland MLS as Distributed by MLS Grid
• 2009-04-08 Sold (Public Records) — Public Records
• 2009-04-08 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2009-03-11 Listed $29,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+0.2%/yr

Latest (2025): $383 · -0.9% YoY. Source: county tax records.