177 Pinnacle Lake Rd · High Hill, MO 63363

$198,900

3 bd · 2.0 ba · 1,568 sqft · Other · 42 Days on market

Built 1995 1.37 ac lot

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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).

• Cash flow +10.1/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0

Listing remarks MLS

One owner home on 1.37 surveyed acres!! This property is located very close to Pinnacle Lake Estates! This all-electric home offers 3 bedrooms, 2 full baths. Open concept with large living space. Master suite offers attached master bath with separate shower/tub. Beautiful covered front porch for relaxing. This home is Fleetwood a manufactured home, approx. 1568 sq ft. Forced air heat, c/a. Electric has been updated. Large garden shed and other shed currently used as a workshop. Shared well, recorded well agreement. Well pump has been replaced. Septic has been recently pumped. Ready for you!

Key facts

• 1.37 acre lot
• Built 1995
• Listed 42 days

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Oversized gravel parking, no garage
• Utilities: Shared well water; Septic tank; Electricity connected (220 volts); Sewer not available
• Home design: Manufactured home (attached); One story
• Construction: Vinyl siding; Metal roof; Permanent foundation; Manufactured house structure
• Exterior features: Covered front and side porches; Level lot with many trees and natural foliage; Rectangular lot; County road frontage with gravel road surface; Equipment shed / storage shed on property

Interior

• Kitchen: Spacious kitchen (13x12)
• Bedrooms: 3 bedrooms, all on the main level; Primary bedroom able to accommodate a king-size bed; Second and third bedrooms located on the opposite side / adjacent to each other
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 2 full bathrooms, both on the main level; Primary bath with single sink, soaking tub and separate shower
• Heating & cooling: Forced air heating; Central air conditioning (electric)
• Interior features: Great entertaining living room; Spacious kitchen; Spacious dining room; Main-level laundry room; No basement
• Laundry & utility: Laundry room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $199k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (31.7% below list).
• Recommended offer: $136k (31.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#545 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, crime F, amenities F.
• Montgomery County R-II (rural): math 30% / reading 42% proficiency, ranked #206 of 324 in MO (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jonesburg Elem. (math 32% / reading 42%, grade F, #611 of 1,115 statewide, top 59%, 192 students, 46% FRL); Montgomery Co. Middle (math 31% / reading 42%, grade F, #231 of 391 statewide, top 60%, 239 students, 48% FRL); Montgomery Co. High (math 17% / reading 52%, grade F, #321 of 521 statewide, top 67%, 363 students, 43% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 38 active listings in the ZIP; 47 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $8k appreciation (4.1% local appreciation)).
• Montgomery County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $135,890 (31.7% 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 42 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
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. 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: 0.68% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.52%
• DSCR: 0.89
• GRM: 12.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.4%
• Equity multiple: 1.51×
• Total profit: $28,580
• Equity at exit: $102,368

10-year hold

• IRR: 10.4%
• Equity multiple: 2.76×
• Total profit: $97,779
• Equity at exit: $168,657

Cash invested: $55,692 (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 63363

• Home prices YoY: 4.1%
• Active inventory: 38
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,359 medium
• Mortgage (P&I): −$1,043
• Tax from tax record: −$64 /mo · $774/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $-117

Break-even live

Break-even rent $1,507

Max offer price $178,250

Occupancy floor —

Sensitivity live

Price	-10% $-4	-5% $-61	+0% $-117	+5% $-173	+10% $-229
Rent	-10% $-224	-5% $-171	+0% $-117	+5% $-63	+10% $-10
Rate	-1.0pp $-17	-0.5pp $-66	base $-117	+0.5pp $-168	+1.0pp $-221

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: $49,725
• Closing costs: $5,967
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-20
   status Pending
2. 2026-05-16
   status Active
3. 2026-04-10
   historical Active Under Contract
4. 2026-04-08
   listed $198,900 Active
5. 2026-04-07
   historical $198,900
6. 2022-10-11
   soldstatus Closed 597-char remark

   Show marketing remark (597 chars)

   One owner home on 1.37 surveyed acres!! This property is located very close to Pinnacle Lake Estates! This all-electric home offers 3 bedrooms, 2 full baths. Open concept with large living space. Master suite offers attached master bath with separate shower/tub. Beautiful covered front porch for relaxing. This home is Fleetwood a manufactured home, approx. 1568 sq ft. Forced air heat, c/a. Electric has been updated. Large garden shed and other shed currently used as a workshop. Shared well, recorded well agreement. Well pump has been replaced. Septic has been recently pumped. Ready for you!

7. 2022-09-18
   status Pending 597-char remark

   Show marketing remark (597 chars)

   One owner home on 1.37 surveyed acres!! This property is located very close to Pinnacle Lake Estates! This all-electric home offers 3 bedrooms, 2 full baths. Open concept with large living space. Master suite offers attached master bath with separate shower/tub. Beautiful covered front porch for relaxing. This home is Fleetwood a manufactured home, approx. 1568 sq ft. Forced air heat, c/a. Electric has been updated. Large garden shed and other shed currently used as a workshop. Shared well, recorded well agreement. Well pump has been replaced. Septic has been recently pumped. Ready for you!

8. 2022-09-16
   status Active 597-char remark

   Show marketing remark (597 chars)

   One owner home on 1.37 surveyed acres!! This property is located very close to Pinnacle Lake Estates! This all-electric home offers 3 bedrooms, 2 full baths. Open concept with large living space. Master suite offers attached master bath with separate shower/tub. Beautiful covered front porch for relaxing. This home is Fleetwood a manufactured home, approx. 1568 sq ft. Forced air heat, c/a. Electric has been updated. Large garden shed and other shed currently used as a workshop. Shared well, recorded well agreement. Well pump has been replaced. Septic has been recently pumped. Ready for you!

9. 2022-08-02
   status Pending 597-char remark

   Show marketing remark (597 chars)

   One owner home on 1.37 surveyed acres!! This property is located very close to Pinnacle Lake Estates! This all-electric home offers 3 bedrooms, 2 full baths. Open concept with large living space. Master suite offers attached master bath with separate shower/tub. Beautiful covered front porch for relaxing. This home is Fleetwood a manufactured home, approx. 1568 sq ft. Forced air heat, c/a. Electric has been updated. Large garden shed and other shed currently used as a workshop. Shared well, recorded well agreement. Well pump has been replaced. Septic has been recently pumped. Ready for you!

10. 2022-07-29
    listed $139,000 Active 597-char remark

    Show marketing remark (597 chars)

    One owner home on 1.37 surveyed acres!! This property is located very close to Pinnacle Lake Estates! This all-electric home offers 3 bedrooms, 2 full baths. Open concept with large living space. Master suite offers attached master bath with separate shower/tub. Beautiful covered front porch for relaxing. This home is Fleetwood a manufactured home, approx. 1568 sq ft. Forced air heat, c/a. Electric has been updated. Large garden shed and other shed currently used as a workshop. Shared well, recorded well agreement. Well pump has been replaced. Septic has been recently pumped. Ready for you!

ⓘ 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: $774 · $64/mo
• Projected year-2 tax: $1,929 · $161/mo
• Expected delta: +$1,155/yr (+$96/mo · 149.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,307
• − Mortgage interest: −$11,141
• − Property taxes: −$774
• − Insurance: −$994
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$5,786
• Taxable loss: −$4,998
• Est. tax savings @ 24.0%: +$1,200
• After-tax cash flow: $-203/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: Montgomery County R-II
• NCES district ID: 2921330
• Math proficiency: 30% ▼ -7.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $40,644
• Composite: 30.24/100
• National rank: #6294
• State rank: #206 of 324 in MO

Livability — High Hill

• Score: 59/100
• State rank: #545
• US rank: #20137

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,089

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 10,582 people
• By 2030: 9,897 · -6.5%
• By 2040: 8,556 · -19.1%
• By 2050: 7,293 · -31.1%
• By 2075: 4,998 · -52.8%
• By 2100: 3,204 · -69.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Italian 4% Romanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 2%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+60.1) · D 19.5% · R 79.7%
• 2008→2024 swing: -41.7pp toward R · 2008: -18.5pp · 2024: -60.1pp
• All cycles: 2024: R+60.1 2020: R+56.4 2016: R+55.4 2012: R+33.0 2008: R+18.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.13%
• Current HPI: 105.8158
• 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

+43.1% since first listed

10 events — show timeline

• 2026-05-20 Pending — MARIS as Distributed by MLS Grid
• 2026-05-16 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-10 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-08 Listed $198,900 MARIS as Distributed by MLS Grid
• 2026-04-07 Coming Soon $198,900 MARIS as Distributed by MLS Grid
• 2022-10-11 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-09-18 Pending — MARIS as Distributed by MLS Grid
• 2022-09-16 Relisted — MARIS as Distributed by MLS Grid
• 2022-08-02 Pending — MARIS as Distributed by MLS Grid
• 2022-07-29 Listed $139,000 MARIS as Distributed by MLS Grid

Property tax history

+0.3%/yr

Latest (2025): $774 · +2.4% YoY. Source: county tax records.