12786 County Road 8870 · Brandsville, MO 65775

$79,500

2 bd · 1.5 ba · 938 sqft · Other · 57 Days on market

Built 1972 2.37 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 +22.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +6.0/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Really nice Hobby Farm on a few acres. Property is located in a beautiful setting in the Country just outside of West Plains. Home has 2 bedrooms, 1 1/2 baths. Spacious kitchen open to Living Area. Nice sized deck on the back of the home. Property has 2.5 acres with a nice sized barn and outbuilding with electric.

Key facts

• Spacious barn
• Old log cabin
• 2.37 acres

Tags

• 2.37 ACRES
• OUTDOOR WOOD BURNING STOVE
• SPACIOUS BARN
• OLD LOG CABIN
• DESIGNATED GARDEN AREA

Property features AI

Finance

• Other: Home warranty included

Exterior

• Parking: Driveway
• Utilities: Private water; Septic tank; Propane service
• Home design: Manufactured house (mobile home); Single wide body type
• Construction: Aluminum siding and stone exterior; Wood roof; Permanent foundation; Built as a manufactured/mobile home
• Exterior features: Covered, screened rear porch; Barbed wire fencing; Shed(s) / outbuilding; Has a view; Gravel road frontage on a county road; Approximately 2.37 acres

Interior

• Kitchen: Electric oven(s)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Propane heating; Wood heating; Central air conditioning; Ceiling fan cooling
• Interior features: Electric oven; Free‑standing electric oven; Ceiling fans; None (no fireplace)
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($871 rent vs $80k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 43/100 on livability (#974 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Glenwood R-VIII (rural): math 30% / reading 50% proficiency, ranked #303 of 535 in MO (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Glenwood Elem. (math 32% / reading 37%, grade F, #676 of 1,115 statewide, top 66%, 236 students, 53% FRL) — zoned schools average 53% FRL vs 35% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 315 active listings in the ZIP; 53 units permitted in Howell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $550 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Howell County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,115 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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: 1.10% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.47%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-4,050
• Equity at exit: $11,854

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $7,884
• Equity at exit: $6,874

Cash invested: $22,260 (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 65775

• Home prices YoY: -16.4%
• Active inventory: 315
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $871 medium
• Mortgage (P&I): −$417
• Tax est. 1.5%: −$99 /mo · $1,192/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $138

Break-even live

Break-even rent $695

Max offer price $79,500

Occupancy floor 79%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-11
   status Pending
2. 2026-05-06
   price $79,500
3. 2026-03-17
   status Active
4. 2026-03-13
   status Pending
5. 2026-03-10
   listed $89,900 Active
6. 2025-10-25
   price $79,000
7. 2025-09-25
   listed $99,900 Active
8. 2020-08-06
   soldstatus 315-char remark

   Show marketing remark (315 chars)

   Really nice Hobby Farm on a few acres. Property is located in a beautiful setting in the Country just outside of West Plains. Home has 2 bedrooms, 1 1/2 baths. Spacious kitchen open to Living Area. Nice sized deck on the back of the home. Property has 2.5 acres with a nice sized barn and outbuilding with electric.

9. 2020-08-06
   soldstatus

   Show marketing remark (315 chars)

   Really nice Hobby Farm on a few acres. Property is located in a beautiful setting in the Country just outside of West Plains. Home has 2 bedrooms, 1 1/2 baths. Spacious kitchen open to Living Area. Nice sized deck on the back of the home. Property has 2.5 acres with a nice sized barn and outbuilding with electric.

10. 2020-06-05
    listed $39,900 315-char remark

    Show marketing remark (315 chars)

    Really nice Hobby Farm on a few acres. Property is located in a beautiful setting in the Country just outside of West Plains. Home has 2 bedrooms, 1 1/2 baths. Spacious kitchen open to Living Area. Nice sized deck on the back of the home. Property has 2.5 acres with a nice sized barn and outbuilding with electric.

11. 1994-05-20
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $10,449
• − Mortgage interest: −$4,453
• − Property taxes: −$1,192
• − Insurance: −$398
• − Repairs & maintenance: −$836
• − Management: −$836
• − Depreciation: −$2,313
• Taxable income: $421
• Est. tax owed @ 24.0%: −$101
• After-tax cash flow: $1,561/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: Glenwood R-VIII
• NCES district ID: 2915180
• Math proficiency: 30% ▼ -5.00%
• Reading proficiency: 50% ▲ 10.00%
• Median HH income: $46,117
• Composite: 36.51/100
• National rank: #9311
• State rank: #303 of 535 in MO

Livability — Brandsville

• Score: 43/100
• State rank: #974
• US rank: #26870

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 50
• Population (ZIP): 24,950

Population outlook (Howell County) Hauer SSP2

• Today (2025): 38,462 people
• By 2030: 37,240 · -3.2%
• By 2040: 34,495 · -10.3%
• By 2050: 31,450 · -18.2%
• By 2075: 23,660 · -38.5%
• By 2100: 16,373 · -57.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Portuguese 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Howell

• 2024 margin: Solid R (+66.8) · D 16.2% · R 83.0%
• 2008→2024 swing: -36.0pp toward R · 2008: -30.8pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+64.2 2016: R+63.2 2012: R+43.8 2008: R+30.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.99%
• Current HPI: 228.8763
• 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

+99.2% since first listed

11 events — show timeline

• 2026-05-11 Pending — SOMO
• 2026-05-06 Price Changed $79,500 SOMO
• 2026-03-17 Relisted — SOMO
• 2026-03-13 Pending — SOMO
• 2026-03-10 Listed $89,900 SOMO
• 2025-10-25 Price Changed $79,000 SOMO
• 2025-09-25 Listed $99,900 SOMO
• 2020-08-06 Sold (Public Records) — Public Records
• 2020-08-06 Sold (MLS) — SOMO
• 2020-06-05 Listed $39,900 SOMO
• 1994-05-20 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $111 · +12.1% YoY. Source: county tax records.