7663 E State Highway 76 · Kirbyville, MO 65679

$115,000

3 bd · 1.0 ba · 960 sqft · Manufactured public records · 124 Days on market

Built 2002 1.26 ac lot Est $154k · 25% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.8/30.0
• Schools +4.4/10.0
• DSCR +4.2/10.0
• Livability +3.0/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute Double Wide on permanent foundation (concrete block) should pass most loan programs with the HUD tag attached. This home has been lovingly cared for the past 13 years by current owners. Home offers two master bed rooms w/ attached bathrooms, offers a Pantry, nice utility room, huge carport, and a big storage shed. Situated on 1.260 M/L acres with Highway Frontage. The possibilities are limitless here. .. possible small business with this location? Check with Taney County Planning and Zoning. At any rate this home is CLEAN and COZY just waiting for you. Storage Shed can be purchased for a additional $2,000.00. Choose your own high school between Branson, Forsyth, or Hollister.

Key facts

• 2 car carport
• New flooring
• Storage shed

Tags

• DOUBLEWIDE MOBILE HOME
• STORAGE SHED
• 2 CAR CARPORT
• NEW FLOORING

Property features AI

Exterior

• Parking: Covered parking; Driveway; 2-car garage
• Utilities: Public water; Septic tank; Cable available
• Home design: Manufactured house (double wide); Manufactured on land; Residential property
• Construction: Vinyl siding; Composition roof; Permanent foundation; Built as a double wide manufactured home
• Exterior features: Covered patio/porch; Deck; Shed(s)

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher; Refrigerator
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Space heater; Has cooling (ceiling fan(s))
• Interior features: Electric oven; Free-standing electric oven; Dishwasher; Refrigerator; Carpet and laminate flooring with linoleum in select areas; Ceiling fan(s)
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $11 ($134/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 $88k (23.1% below list).
• Recommended offer: $88k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.3% in Kirbyville — 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 60/100 on livability (#494 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: health & safety C-, employment D, crime F.
• Kirbyville R-VI (rural): math 50% / reading 50% proficiency, ranked #128 of 535 in MO (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Kirbyville Elem. (math 50% / reading 50%, grade D, #284 of 1,115 statewide, top 30%, 113 students, 67% FRL); Kirbyville Middle (math 32% / reading 52%, grade D-, #149 of 391 statewide, top 41%, 107 students, 67% FRL) — zoned schools average 67% FRL vs 49% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 29 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 331 units permitted in Taney County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Taney County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $88,490 (23.1% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.77% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.42%
• DSCR: 1.02
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $153,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
535 Delaware Rd	0.58mi	2/1.5 (-1)	938 (-2%)	6mo	$149,900	$160	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-17,978
• Equity at exit: $17,147

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-14,954
• Equity at exit: $9,943

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 65679

• Home prices YoY: -11.7%
• Active inventory: 29
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $885 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$37 /mo · $443/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $11

Break-even live

Break-even rent $871

Max offer price $115,000

Occupancy floor 94%

Sensitivity live

Price	-10% $76	-5% $44	+0% $11	+5% $-21	+10% $-54
Rent	-10% $-59	-5% $-24	+0% $11	+5% $46	+10% $81
Rate	-1.0pp $69	-0.5pp $40	base $11	+0.5pp $-19	+1.0pp $-49

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: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 Twin Oaks Kirbyville, MO	2.0	1.0	798	$875	$1.10	45d	1	0.60mi
501 Twin Oaks Kirbyville, MO	2.0	1.0	798	$895	$1.12	45d	1	0.61mi

Listing history 16 events

1. 2026-06-08
   days on market $115,000 Active 124 DOM
2. 2026-06-07
   days on market $115,000 Active 123 DOM
3. 2026-06-03
   days on market $115,000 Active 119 DOM
4. 2026-06-02
   days on market $115,000 Active 118 DOM
5. 2026-06-01
   days on market $115,000 Active 117 DOM
6. 2026-05-31
   days on market $115,000 Active 116 DOM
7. 2026-05-30
   days on market $115,000 Active 115 DOM
8. 2026-03-24
   price $115,000
9. 2026-02-04
   listed $120,000 Active
10. 2021-01-11
    soldstatus 690-char remark

    Show marketing remark (690 chars)

    Cute Double Wide on permanent foundation (concrete block) should pass most loan programs with the HUD tag attached. This home has been lovingly cared for the past 13 years by current owners. Home offers two master bed rooms w/ attached bathrooms, offers a Pantry, nice utility room, huge carport, and a big storage shed. Situated on 1.260 M/L acres with Highway Frontage. The possibilities are limitless here. .. possible small business with this location? Check with Taney County Planning and Zoning. At any rate this home is CLEAN and COZY just waiting for you. Storage Shed can be purchased for a additional $2,000.00. Choose your own high school between Branson, Forsyth, or Hollister.

11. 2020-11-04
    listed $74,900 690-char remark

    Show marketing remark (690 chars)

    Cute Double Wide on permanent foundation (concrete block) should pass most loan programs with the HUD tag attached. This home has been lovingly cared for the past 13 years by current owners. Home offers two master bed rooms w/ attached bathrooms, offers a Pantry, nice utility room, huge carport, and a big storage shed. Situated on 1.260 M/L acres with Highway Frontage. The possibilities are limitless here. .. possible small business with this location? Check with Taney County Planning and Zoning. At any rate this home is CLEAN and COZY just waiting for you. Storage Shed can be purchased for a additional $2,000.00. Choose your own high school between Branson, Forsyth, or Hollister.

12. 2005-10-07
    soldstatus
13. 2001-06-25
    soldstatus
14. 1998-09-16
    soldstatus
15. 1998-04-24
    soldstatus
16. 1993-12-07
    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: $443 · $37/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$672/yr (+$56/mo · 151.6%)

ⓘ 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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $10,619
• − Mortgage interest: −$6,442
• − Property taxes: −$443
• − Insurance: −$575
• − Repairs & maintenance: −$850
• − Management: −$850
• − Depreciation: −$3,345
• Taxable loss: −$1,886
• Est. tax savings @ 24.0%: +$453
• After-tax cash flow: $586/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: Kirbyville R-VI
• NCES district ID: 2916710
• Math proficiency: 50% ▲ 5.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $41,364
• Composite: 43.98/100
• National rank: #6266
• State rank: #128 of 535 in MO

Livability — Kirbyville

• Score: 60/100
• State rank: #494
• US rank: #19167

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,738

Population outlook (Taney County) Hauer SSP2

• Today (2025): 59,017 people
• By 2030: 61,235 · +3.8%
• By 2040: 65,225 · +10.5%
• By 2050: 68,842 · +16.6%
• By 2075: 77,705 · +31.7%
• By 2100: 82,002 · +38.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 3% Native American 2%
• Common ancestry: Serbian 3% Iranian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Taney

• 2024 margin: Solid R (+59.3) · D 19.9% · R 79.2%
• 2008→2024 swing: -22.2pp toward R · 2008: -37.2pp · 2024: -59.3pp
• All cycles: 2024: R+59.3 2020: R+57.7 2016: R+59.3 2012: R+47.4 2008: R+37.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.10%
• Current HPI: 203.7471
• 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

+53.5% since first listed

9 events — show timeline

• 2026-03-24 Price Changed $115,000 SOMO
• 2026-02-04 Listed $120,000 SOMO
• 2021-01-11 Sold (MLS) — SOMO
• 2020-11-04 Listed $74,900 SOMO
• 2005-10-07 Sold (Public Records) — Public Records
• 2001-06-25 Sold (Public Records) — Public Records
• 1998-09-16 Sold (Public Records) — Public Records
• 1998-04-24 Sold (Public Records) — Public Records
• 1993-12-07 Sold (Public Records) — Public Records

Property tax history

+0.7%/yr

Latest (2025): $443 · -5.8% YoY. Source: county tax records.