64212 State Highway TT · Plevna, MO 63460

$99,900

3 bd · 2.0 ba · 1,280 sqft · SingleFamily · 338 Days on market

Fair condition 3.00 ac lot ↓ 23% since listing

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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 +21.3/30.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Livability +2.1/5.0

Listing remarks MLS

Nestled on approx. 3 scenic acres just off Highway TT, this 3 bed, 2 bath manufactured home offers the peaceful country setting you've been looking for. The open kitchen, dining, and living area is perfect for gathering, and the hidden pantry/utility room adds charm and convenience. The spacious master suite features a walk-in closet and a beautifully finished bath. Just minutes from Newark Sever Lake, where you can fish, kayak, hike, or relax. If you're ready to look with legacy in mind, this home offers comfort, space, and setting. Call Mark Hunolt at 660.341.0802 for your personal showing today. Call Mark Hunolt at 660.341.0802 for your personal showing.

Key facts

• Finished bath
• Walk in closet
• 3 acre lot

Tags

• HIDDEN PANTRY UTILITY ROOM
• SPACIOUS MASTER SUITE
• WALK IN CLOSET
• FINISHED BATH
• MINUTES FROM NEWARK SEVER LAKE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 41/100 on livability (#987 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Knox County R-I (rural): math 34% / reading 47% proficiency, ranked #154 of 324 in MO (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 3 units permitted in Knox County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($691 loan paydown + $7k appreciation (6.8% local appreciation)).
• Knox County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.8% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 338 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $29k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 338 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 1.06% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.29%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.3%
• Equity multiple: 2.54×
• Total profit: $43,072
• Equity at exit: $67,983

10-year hold

• IRR: 20.9%
• Equity multiple: 5.23×
• Total profit: $118,371
• Equity at exit: $128,025

Cash invested: $27,972 (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 63460

• Home prices YoY: 5.3%
• Active inventory: 5
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,060 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $147

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 81%

Sensitivity live

Price	-10% $216	-5% $181	+0% $147	+5% $112	+10% $78
Rent	-10% $63	-5% $105	+0% $147	+5% $189	+10% $230
Rate	-1.0pp $197	-0.5pp $172	base $147	+0.5pp $121	+1.0pp $94

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $99,900 Active 338 DOM
2. 2026-06-18
   days on market $99,900 Active 336 DOM
3. 2026-06-17
   days on market $99,900 Active 335 DOM
4. 2026-06-16
   days on market $99,900 Active 334 DOM
5. 2026-06-15
   days on market $99,900 Active 333 DOM
6. 2026-06-13
   days on market $99,900 Active 331 DOM
7. 2026-06-12
   days on market $99,900 Active 330 DOM
8. 2026-06-09
   days on market $99,900 Active 327 DOM
9. 2026-06-08
   days on market $99,900 Active 326 DOM
10. 2026-06-07
    days on market $99,900 Active 325 DOM
11. 2026-06-07
    days on market $99,900 Active 324 DOM
12. 2026-06-04
    days on market $99,900 Active 321 DOM
13. 2026-06-02
    days on market $99,900 Active 320 DOM
14. 2026-06-01
    days on market $99,900 Active 319 DOM
15. 2026-05-31
    days on market $99,900 Active 318 DOM
16. 2026-05-20
    price $99,900 665-char remark

    Show marketing remark (665 chars)

    Nestled on approx. 3 scenic acres just off Highway TT, this 3 bed, 2 bath manufactured home offers the peaceful country setting you've been looking for. The open kitchen, dining, and living area is perfect for gathering, and the hidden pantry/utility room adds charm and convenience. The spacious master suite features a walk-in closet and a beautifully finished bath. Just minutes from Newark Sever Lake, where you can fish, kayak, hike, or relax. If you're ready to look with legacy in mind, this home offers comfort, space, and setting. Call Mark Hunolt at 660.341.0802 for your personal showing today. Call Mark Hunolt at 660.341.0802 for your personal showing.

17. 2026-05-20
    price $99,900 665-char remark

    Show marketing remark (665 chars)

    Nestled on approx. 3 scenic acres just off Highway TT, this 3 bed, 2 bath manufactured home offers the peaceful country setting you've been looking for. The open kitchen, dining, and living area is perfect for gathering, and the hidden pantry/utility room adds charm and convenience. The spacious master suite features a walk-in closet and a beautifully finished bath. Just minutes from Newark Sever Lake, where you can fish, kayak, hike, or relax. If you're ready to look with legacy in mind, this home offers comfort, space, and setting. Call Mark Hunolt at 660.341.0802 for your personal showing today. Call Mark Hunolt at 660.341.0802 for your personal showing.

18. 2026-05-20
    price $99,900

    Show marketing remark (665 chars)

    Nestled on approx. 3 scenic acres just off Highway TT, this 3 bed, 2 bath manufactured home offers the peaceful country setting you've been looking for. The open kitchen, dining, and living area is perfect for gathering, and the hidden pantry/utility room adds charm and convenience. The spacious master suite features a walk-in closet and a beautifully finished bath. Just minutes from Newark Sever Lake, where you can fish, kayak, hike, or relax. If you're ready to look with legacy in mind, this home offers comfort, space, and setting. Call Mark Hunolt at 660.341.0802 for your personal showing today. Call Mark Hunolt at 660.341.0802 for your personal showing.

19. 2025-12-17
    price $119,000 665-char remark

    Show marketing remark (665 chars)

    Nestled on approx. 3 scenic acres just off Highway TT, this 3 bed, 2 bath manufactured home offers the peaceful country setting you've been looking for. The open kitchen, dining, and living area is perfect for gathering, and the hidden pantry/utility room adds charm and convenience. The spacious master suite features a walk-in closet and a beautifully finished bath. Just minutes from Newark Sever Lake, where you can fish, kayak, hike, or relax. If you're ready to look with legacy in mind, this home offers comfort, space, and setting. Call Mark Hunolt at 660.341.0802 for your personal showing today. Call Mark Hunolt at 660.341.0802 for your personal showing.

20. 2025-12-17
    price $119,000 665-char remark

    Show marketing remark (665 chars)

    Nestled on approx. 3 scenic acres just off Highway TT, this 3 bed, 2 bath manufactured home offers the peaceful country setting you've been looking for. The open kitchen, dining, and living area is perfect for gathering, and the hidden pantry/utility room adds charm and convenience. The spacious master suite features a walk-in closet and a beautifully finished bath. Just minutes from Newark Sever Lake, where you can fish, kayak, hike, or relax. If you're ready to look with legacy in mind, this home offers comfort, space, and setting. Call Mark Hunolt at 660.341.0802 for your personal showing today. Call Mark Hunolt at 660.341.0802 for your personal showing.

21. 2025-12-17
    price $119,000

    Show marketing remark (665 chars)

    Nestled on approx. 3 scenic acres just off Highway TT, this 3 bed, 2 bath manufactured home offers the peaceful country setting you've been looking for. The open kitchen, dining, and living area is perfect for gathering, and the hidden pantry/utility room adds charm and convenience. The spacious master suite features a walk-in closet and a beautifully finished bath. Just minutes from Newark Sever Lake, where you can fish, kayak, hike, or relax. If you're ready to look with legacy in mind, this home offers comfort, space, and setting. Call Mark Hunolt at 660.341.0802 for your personal showing today. Call Mark Hunolt at 660.341.0802 for your personal showing.

22. 2025-07-17
    listed $129,000 Active 665-char remark

    Show marketing remark (665 chars)

    Nestled on approx. 3 scenic acres just off Highway TT, this 3 bed, 2 bath manufactured home offers the peaceful country setting you've been looking for. The open kitchen, dining, and living area is perfect for gathering, and the hidden pantry/utility room adds charm and convenience. The spacious master suite features a walk-in closet and a beautifully finished bath. Just minutes from Newark Sever Lake, where you can fish, kayak, hike, or relax. If you're ready to look with legacy in mind, this home offers comfort, space, and setting. Call Mark Hunolt at 660.341.0802 for your personal showing today. Call Mark Hunolt at 660.341.0802 for your personal showing.

23. 2025-07-17
    listed $129,000 Active 665-char remark

    Show marketing remark (665 chars)

    Nestled on approx. 3 scenic acres just off Highway TT, this 3 bed, 2 bath manufactured home offers the peaceful country setting you've been looking for. The open kitchen, dining, and living area is perfect for gathering, and the hidden pantry/utility room adds charm and convenience. The spacious master suite features a walk-in closet and a beautifully finished bath. Just minutes from Newark Sever Lake, where you can fish, kayak, hike, or relax. If you're ready to look with legacy in mind, this home offers comfort, space, and setting. Call Mark Hunolt at 660.341.0802 for your personal showing today. Call Mark Hunolt at 660.341.0802 for your personal showing.

24. 2025-07-17
    listed $129,000 Active

    Show marketing remark (665 chars)

    Nestled on approx. 3 scenic acres just off Highway TT, this 3 bed, 2 bath manufactured home offers the peaceful country setting you've been looking for. The open kitchen, dining, and living area is perfect for gathering, and the hidden pantry/utility room adds charm and convenience. The spacious master suite features a walk-in closet and a beautifully finished bath. Just minutes from Newark Sever Lake, where you can fish, kayak, hike, or relax. If you're ready to look with legacy in mind, this home offers comfort, space, and setting. Call Mark Hunolt at 660.341.0802 for your personal showing today. Call Mark Hunolt at 660.341.0802 for your personal showing.

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥107°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: $12,715
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$2,906
• Taxable income: $180
• Est. tax owed @ 24.0%: −$43
• After-tax cash flow: $1,717/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 2-bath manufactured home requires moderate renovations to update its dated kitchen and bathrooms, which can significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — Outdated cabinets need updating.
• Moderate bathroom fixtures — Dated fixtures need updating.
• Moderate kitchen countertops — Outdated countertops need updating.
• Moderate kitchen appliances — Appliances need updating for a modern look.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance.
• Resale Replace kitchen cabinets — Modern cabinets can enhance the kitchen's functionality and aesthetics.
• Resale Update bathroom fixtures — New fixtures can improve the bathroom's functionality and appearance.
• Resale Replace kitchen countertops — Modern countertops can enhance the kitchen's functionality and aesthetics.
• Resale Update kitchen appliances — Modern appliances can improve the kitchen's functionality and aesthetics.
• Both Landscaping and curb appeal — Improved landscaping can enhance the home's curb appeal and increase its value.
• Rental HVAC maintenance — A well-maintained HVAC system can improve tenant satisfaction and reduce utility costs.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Outdated cabinets need updating.	Moderate	$3,000–15,000
bathroom fixtures · Dated fixtures need updating.	Moderate	$3,000–15,000
kitchen countertops · Outdated countertops need updating.	Moderate	$3,000–15,000
kitchen appliances · Appliances need updating for a modern look.	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance. ↑
• Resale Replace kitchen cabinets — Modern cabinets can enhance the kitchen's functionality and aesthetics. ↑
• Resale Update bathroom fixtures — New fixtures can improve the bathroom's functionality and appearance. ↑
• Resale Replace kitchen countertops — Modern countertops can enhance the kitchen's functionality and aesthetics. ↑
• Resale Update kitchen appliances — Modern appliances can improve the kitchen's functionality and aesthetics. ↑
• Both Landscaping and curb appeal — Improved landscaping can enhance the home's curb appeal and increase its value. ↑
• Rental HVAC maintenance — A well-maintained HVAC system can improve tenant satisfaction and reduce utility costs. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Knox County R-I
• NCES district ID: 2911280
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 47% ▲ 3.00%
• Median HH income: $35,777
• Composite: 33.5/100
• National rank: #5441
• State rank: #154 of 324 in MO

Livability — Plevna

• Score: 41/100
• State rank: #987
• US rank: #27203

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 154

Population outlook (Knox County) Hauer SSP2

• Today (2025): 3,387 people
• By 2030: 3,136 · -7.4%
• By 2040: 2,686 · -20.7%
• By 2050: 2,292 · -32.3%
• By 2075: 1,581 · -53.3%
• By 2100: 1,027 · -69.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Lithuanian 1% Slovak 1%

Political lean MEDSL · Knox

• 2024 margin: Solid R (+64.5) · D 17.2% · R 81.7% · Other 1.1%
• 2008→2024 swing: -42.2pp toward R · 2008: -22.4pp · 2024: -64.5pp
• All cycles: 2024: R+64.5 2020: R+61.8 2016: R+55.4 2012: R+25.9 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.81%
• Current HPI: 134.7845
• 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

-22.6% since first listed

9 events — show timeline

• 2026-05-20 Price Changed $99,900 NECAR
• 2026-05-20 Price Changed $99,900 NECAR
• 2026-05-20 Price Changed $99,900 NECAR
• 2025-12-17 Price Changed $119,000 NECAR
• 2025-12-17 Price Changed $119,000 NECAR
• 2025-12-17 Price Changed $119,000 NECAR
• 2025-07-17 Listed $129,000 NECAR
• 2025-07-17 Listed $129,000 NECAR
• 2025-07-17 Listed $129,000 NECAR