3187 State Highway Hh · Urbana, MO 65663

$110,000

2 bd · 1.0 ba · 990 sqft · Manufactured public records · 31 Days on market

Built 1991 3.86 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 +16.1/30.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• DSCR +5.0/10.0
• 1% rule +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Affordable, functional, and located just off blacktop in the Skyline R-II School District. This 2 bedroom, 2 bath mobile home sits on just under 4 acres with a private country setting, mature trees, and wildlife right out the back door. Major updates already completed include a new HVAC system, new well, and metal roof, helping take care of several of the larger ticket items up front. The property also includes a storm shelter and carport, adding practicality and peace of mind. The acreage itself offers privacy with a wooded setting and enough room to enjoy being outside the city limits without giving up the convenience of blacktop access. This is not a perfect property, and it is not price

Key facts

• New well
• Wildlife
• Mature trees

Tags

• SKYLINE R-II SCHOOL DISTRICT
• PRIVATE COUNTRY SETTING
• MATURE TREES
• WILDLIFE
• NEW HVAC SYSTEM
• NEW WELL

Property features AI

Finance

• Other: Horses allowed
• Financial info: Annual tax amount reported

Exterior

• Parking: Covered driveway; 2‑car garage
• Utilities: Private water
• Home design: Manufactured house; Single‑family residence
• Construction: Metal siding; Metal roof
• Exterior features: Deck; Rear porch; RV/boat storage; Sloped lot with few trees; Asphalt and gravel road access; Highway frontage

Interior

• Kitchen: Electric oven
• Flooring: Laminate flooring; Linoleum flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Electric water heater; Free‑standing electric oven
• Laundry & utility: Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $57 ($680/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 $89k (19.1% below list).
• Recommended offer: $89k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.2% in Urbana — 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 57/100 on livability (#629 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Hickory County R-I (rural): math 65% / reading 66% proficiency, ranked #8 of 324 in MO (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Skyline Elem. (math 82% / reading 82%, grade A+, #4 of 1,115 statewide, top 0%, 306 students, 45% FRL); Skyline Middle (math 57% / reading 59%, grade B, #26 of 391 statewide, top 7%, 206 students, 40% FRL); Skyline High (math 64% / reading 74%, grade B, #10 of 521 statewide, top 2%, 215 students, 38% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: 14 active listings in the ZIP; 188 units permitted in Polk County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($761 loan paydown + $7k appreciation (6.4% local appreciation)).
• At projected returns (6.4% 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Recommended offer $88,936 (19.1% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
4. 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?
5. 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.
6. 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.
7. 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: 0.81% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.21%
• DSCR: 1.10
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 2.23×
• Total profit: $37,847
• Equity at exit: $71,849

10-year hold

• IRR: 17.5%
• Equity multiple: 4.50×
• Total profit: $107,773
• Equity at exit: $132,691

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 65663

• Home prices YoY: 2.4%
• Active inventory: 14
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $889 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$23 /mo · $279/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $57

Break-even live

Break-even rent $818

Max offer price $110,000

Occupancy floor 89%

Sensitivity live

Price	-10% $119	-5% $88	+0% $57	+5% $25	+10% $-6
Rent	-10% $-14	-5% $22	+0% $57	+5% $92	+10% $127
Rate	-1.0pp $112	-0.5pp $85	base $57	+0.5pp $28	+1.0pp $-1

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 19 events

1. 2026-06-19
   days on market $110,000 Active 31 DOM
2. 2026-06-18
   days on market $110,000 Active 30 DOM
3. 2026-06-17
   days on market $110,000 Active 29 DOM
4. 2026-06-16
   days on market $110,000 Active 28 DOM
5. 2026-06-15
   days on market $110,000 Active 27 DOM
6. 2026-06-14
   days on market $110,000 Active 25 DOM
7. 2026-06-12
   days on market $110,000 Active 24 DOM
8. 2026-06-09
   days on market $110,000 Active 21 DOM
9. 2026-06-08
   days on market $110,000 Active 20 DOM
10. 2026-06-07
    days on market $110,000 Active 19 DOM
11. 2026-06-05
    days on market $110,000 Active 16 DOM
12. 2026-06-03
    days on market $110,000 Active 15 DOM
13. 2026-06-02
    days on market $110,000 Active 14 DOM
14. 2026-06-01
    days on market $110,000 Active 13 DOM
15. 2026-05-31
    days on market $110,000 Active 12 DOM
16. 2026-05-30
    days on market $110,000 Active 11 DOM
17. 2026-05-19
    listed $110,000 Active
18. 2025-09-02
    soldstatus
19. 2023-11-09
    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: $279 · $23/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$788/yr (+$66/mo · 282.0%)

ⓘ 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 ≥107°F today · 19 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: $10,672
• − Mortgage interest: −$6,162
• − Property taxes: −$279
• − Insurance: −$550
• − Repairs & maintenance: −$854
• − Management: −$854
• − Depreciation: −$3,200
• Taxable loss: −$1,226
• Est. tax savings @ 24.0%: +$294
• After-tax cash flow: $974/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: Hickory County R-I
• NCES district ID: 2914320
• Math proficiency: 65% ▼ -4.00%
• Reading proficiency: 66% ▲ 1.00%
• Median HH income: $33,125
• Composite: 54.03/100
• National rank: #1393
• State rank: #8 of 324 in MO

Livability — Urbana

• Score: 57/100
• State rank: #629
• US rank: #21576

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,606

Population outlook (Polk County) Hauer SSP2

• Today (2025): 31,229 people
• By 2030: 31,227 · +-0.0%
• By 2040: 31,104 · -0.4%
• By 2050: 30,553 · -2.2%
• By 2075: 29,332 · -6.1%
• By 2100: 26,387 · -15.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 7% Portuguese 3% Serbian 3%
• Foreign-born: 0%
• Languages at home: 87% English-only · German/W. Germanic 12%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+61.6) · D 18.6% · R 80.2% · Other 1.1%
• 2008→2024 swing: -29.5pp toward R · 2008: -32.1pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+59.5 2016: R+56.9 2012: R+43.2 2008: R+32.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.39%
• Current HPI: 273.5753
• 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

3 events — show timeline

• 2026-05-19 Listed $110,000 SOMO
• 2025-09-02 Sold (Public Records) — Public Records
• 2023-11-09 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $279 · +5.7% YoY. Source: county tax records.