7135 NW Kidder Rd · Kidder, MO 64649

$175,000

3 bd · 2.0 ba · 1,716 sqft · Manufactured public records · 85 Days on market

Built 1995 5.00 ac lot $102/sqft · 33% below area Est $263k · 33% 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 +9.5/30.0
• Appreciation +9.2/10.0
• Schools +3.8/10.0
• DSCR +2.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0

Listing remarks MLS

Three-bedroom, two-bath manufactured home situated on 5 acres just a short distance from Highway 36, offering easy access while maintaining a rural setting. The home features a functional layout with multiple bedrooms, two full bathrooms, and flexible living space. The property does require some TLC, making it a solid opportunity for buyers looking to add value through updates or improvements. With five acres to work with, there’s ample room for a garden, animals, outbuildings, or simply enjoying open space. Whether you’re seeking an affordable entry into acreage living, a project property, or a homesite with convenient highway access, this property offers land, location, and potential.

Key facts

• Open space
• Outbuildings
• Five acres

Tags

• FIVE ACRES
• RURAL SETTING
• HIGHWAY ACCESS
• GARDEN SPACE
• OUTBUILDINGS
• OPEN SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (30.0% below list).
• Recommended offer: $122k (30.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#814 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: employment C-, schools F, crime F.
• Hamilton R-II (rural): math 42% / reading 47% proficiency, ranked #102 of 324 in MO (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 53 units permitted in Caldwell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (8.4% local appreciation)).
• Caldwell County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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 $122,459 (30.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.98%
• DSCR: 0.87
• GRM: 11.9

CMA / ARV

• ARV (median comp): $262,959
• List price: $175,000
• Delta: -33.45%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

8.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 2.40×
• Total profit: $68,500
• Equity at exit: $137,433

10-year hold

• IRR: 17.4%
• Equity multiple: 5.18×
• Total profit: $204,648
• Equity at exit: $277,190

Cash invested: $49,000 (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 64649

• Home prices YoY: 2.4%
• Active inventory: 6
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$98 /mo · $1,181/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-122

Break-even live

Break-even rent $1,379

Max offer price $153,514

Occupancy floor —

Sensitivity live

Price	-10% $-23	-5% $-72	+0% $-122	+5% $-171	+10% $-221
Rent	-10% $-218	-5% $-170	+0% $-122	+5% $-73	+10% $-25
Rate	-1.0pp $-33	-0.5pp $-77	base $-122	+0.5pp $-167	+1.0pp $-213

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-12
   status Pending 707-char remark

   Show marketing remark (707 chars)

   Three-bedroom, two-bath manufactured home situated on 5 acres just a short distance from Highway 36, offering easy access while maintaining a rural setting. The home features a functional layout with multiple bedrooms, two full bathrooms, and flexible living space. The property does require some TLC, making it a solid opportunity for buyers looking to add value through updates or improvements. With five acres to work with, there’s ample room for a garden, animals, outbuildings, or simply enjoying open space. Whether you’re seeking an affordable entry into acreage living, a project property, or a homesite with convenient highway access, this property offers land, location, and potential.

2. 2026-02-16
   listed $175,000 Active 707-char remark

   Show marketing remark (707 chars)

   Three-bedroom, two-bath manufactured home situated on 5 acres just a short distance from Highway 36, offering easy access while maintaining a rural setting. The home features a functional layout with multiple bedrooms, two full bathrooms, and flexible living space. The property does require some TLC, making it a solid opportunity for buyers looking to add value through updates or improvements. With five acres to work with, there’s ample room for a garden, animals, outbuildings, or simply enjoying open space. Whether you’re seeking an affordable entry into acreage living, a project property, or a homesite with convenient highway access, this property offers land, location, and potential.

3. 2023-08-31
   soldstatus
4. 2019-05-24
   soldstatus
5. 2019-05-22
   soldstatus Sold 497-char remark

   Show marketing remark (497 chars)

   Ready for an acreage in the country? This delightful 5 acre lot is located south of Kidder, MO just off of US HWY 36 and just under an hour from Kansas City, MO. This 3 bedroom, 2 bath home with a spacious kitchen, formal dining room, and a family room with fireplace offers a great deal. There is a tornado resistant storm-certified shelter shed behind the house for emergencies. Take a tour today to see your next home in the country and only one neighbor in sight. Call Levi today to set it up!

6. 2019-04-09
   status Pending 497-char remark

   Show marketing remark (497 chars)

   Ready for an acreage in the country? This delightful 5 acre lot is located south of Kidder, MO just off of US HWY 36 and just under an hour from Kansas City, MO. This 3 bedroom, 2 bath home with a spacious kitchen, formal dining room, and a family room with fireplace offers a great deal. There is a tornado resistant storm-certified shelter shed behind the house for emergencies. Take a tour today to see your next home in the country and only one neighbor in sight. Call Levi today to set it up!

7. 2019-04-04
   listed $120,000 Active 497-char remark

   Show marketing remark (497 chars)

   Ready for an acreage in the country? This delightful 5 acre lot is located south of Kidder, MO just off of US HWY 36 and just under an hour from Kansas City, MO. This 3 bedroom, 2 bath home with a spacious kitchen, formal dining room, and a family room with fireplace offers a great deal. There is a tornado resistant storm-certified shelter shed behind the house for emergencies. Take a tour today to see your next home in the country and only one neighbor in sight. Call Levi today to set it up!

8. 2004-10-22
   soldstatus
9. 2004-07-12
   listed $99,500
10. 2003-03-31
    soldstatus
11. 2002-12-02
    listed $91,200

ⓘ 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: $1,181 · $98/mo
• Projected year-2 tax: $1,698 · $141/mo
• Expected delta: +$516/yr (+$43/mo · 43.7%)

ⓘ 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 ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,695
• − Mortgage interest: −$9,803
• − Property taxes: −$1,181
• − Insurance: −$875
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$5,091
• Taxable loss: −$4,606
• Est. tax savings @ 24.0%: +$1,105
• After-tax cash flow: $-354/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: Hamilton R-II
• NCES district ID: 2913590
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 47% ▲ 6.00%
• Median HH income: $43,238
• Composite: 37.56/100
• National rank: #4390
• State rank: #102 of 324 in MO

Livability — Kidder

• Score: 53/100
• State rank: #814
• US rank: #24368

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 703

Population outlook (Caldwell County) Hauer SSP2

• Today (2025): 8,255 people
• By 2030: 7,838 · -5.1%
• By 2040: 7,034 · -14.8%
• By 2050: 6,330 · -23.3%
• By 2075: 5,206 · -36.9%
• By 2100: 4,436 · -46.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 8% Hispanic / Latino 4%
• Common ancestry: Portuguese 2% Serbian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Caldwell

• 2024 margin: Solid R (+61.3) · D 18.9% · R 80.2%
• 2008→2024 swing: -42.9pp toward R · 2008: -18.4pp · 2024: -61.3pp
• All cycles: 2024: R+61.3 2020: R+60.4 2016: R+55.6 2012: R+33.8 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.37%
• Current HPI: 353.2052
• 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

+91.9% since first listed

11 events — show timeline

• 2026-05-12 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-02-16 Listed $175,000 Heartland MLS as Distributed by MLS Grid
• 2023-08-31 Sold (Public Records) — Public Records
• 2019-05-24 Sold (Public Records) — Public Records
• 2019-05-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2019-04-09 Pending — Heartland MLS as Distributed by MLS Grid
• 2019-04-04 Listed $120,000 Heartland MLS as Distributed by MLS Grid
• 2004-10-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2004-07-12 Listed $99,500 Heartland MLS as Distributed by MLS Grid
• 2003-03-31 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2002-12-02 Listed $91,200 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2025): $1,181 · +9.8% YoY. Source: county tax records.