11836 Olsen Ln · Neosho, MO 64850

$79,900

2 bd · 2.0 ba · 1,200 sqft · Manufactured public records · 19 Days on market

Built 1999 1.00 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Exceptional 1.75-acre property consisting of 7 individual plots, offering tremendous space and development flexibility. Single-wide mobile home on-site provides an opportunity for renovation or replacement. Perfect for investors, builders, or buyers seeking room to grow with multiple possibilities including multi-generational living. The generous acreage provides privacy and space while the existing structure presents a value-add opportunity. Property is ideal for those looking to create equity through improvements.

Key facts

• 7 individual plots
• Generous acreage
• 1.75-acre property

Tags

• 1.75-ACRE PROPERTY
• 7 INDIVIDUAL PLOTS
• SINGLE-WIDE MOBILE HOME
• OPPORTUNITY FOR RENOVATION
• VALUE-ADD OPPORTUNITY
• GENEROUS ACREAGE

Property features AI

Exterior

• Utilities: Electricity available; Septic tank
• Home design: Single wide mobile home; Single-family residence, freestanding
• Construction: Aluminum siding
• Exterior features: Metal roof; 1.75 acres lot

Interior

• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating specified; No cooling specified
• Interior features: Carpet flooring; 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 2.9% in Neosho — 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 71/100 on livability (#103 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Neosho School District (town): math 36% / reading 48% proficiency, ranked #125 of 324 in MO (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: South Elem. (math 37% / reading 52%, grade F, #413 of 1,115 statewide, top 42%, 277 students, 68% FRL); Neosho Jr. High (math 41% / reading 48%, grade D, #113 of 391 statewide, top 31%, 748 students, 58% FRL); Neosho High (math 21% / reading 57%, grade F, #287 of 521 statewide, top 55%, 1,491 students, 48% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 202 active listings in the ZIP; 110 units permitted in Newton County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Newton County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.47% ✓
• Cap rate: 11.97%
• Cash-on-cash: 20.27%
• DSCR: 1.90
• GRM: 5.7

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: 12.5%
• Equity multiple: 1.50×
• Total profit: $11,135
• Equity at exit: $11,913

10-year hold

• IRR: 21.4%
• Equity multiple: 2.82×
• Total profit: $40,755
• Equity at exit: $6,908

Cash invested: $22,372 (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 64850

• Home prices YoY: -5.1%
• Active inventory: 202
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,177 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $378

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 63%

Sensitivity live

Price	-10% $433	-5% $405	+0% $378	+5% $350	+10% $323
Rent	-10% $285	-5% $331	+0% $378	+5% $424	+10% $471
Rate	-1.0pp $418	-0.5pp $398	base $378	+0.5pp $357	+1.0pp $336

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-02
   status $79,900 Pending 19 DOM
2. 2026-06-01
   days on market $79,900 Active 19 DOM
3. 2026-05-31
   days on market $79,900 Active 18 DOM
4. 2026-05-30
   days on market $79,900 Active 17 DOM
5. 2026-05-06
   listed $79,900 Active 521-char remark

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,127
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − Depreciation: −$2,324
• Taxable income: $3,468
• Est. tax owed @ 24.0%: −$832
• After-tax cash flow: $3,702/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: Neosho School District
• NCES district ID: 2921810
• Math proficiency: 36% ▬ 0.00%
• Reading proficiency: 48% ▲ 2.00%
• Median HH income: $40,574
• Composite: 35.21/100
• National rank: #4987
• State rank: #125 of 324 in MO

Livability — Neosho

• Score: 71/100
• State rank: #103
• US rank: #6875

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 25,355

Population outlook (Newton County) Hauer SSP2

• Today (2025): 59,151 people
• By 2030: 58,961 · -0.3%
• By 2040: 57,609 · -2.6%
• By 2050: 54,775 · -7.4%
• By 2075: 46,140 · -22.0%
• By 2100: 34,348 · -41.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 12% Hispanic / Latino 9% Pacific Islander 2% Native American 2% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Italian 1% Scottish 1%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 6% Other Asian/Pacific 3%

Political lean MEDSL · Newton

• 2024 margin: Solid R (+58.6) · D 20.2% · R 78.8% · Other 1.0%
• 2008→2024 swing: -18.5pp toward R · 2008: -40.1pp · 2024: -58.6pp
• All cycles: 2024: R+58.6 2020: R+57.4 2016: R+58.7 2012: R+46.9 2008: R+40.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.98%
• Current HPI: 295.9911
• 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

2 events — show timeline

• 2026-06-01 Pending — OGAR
• 2026-05-06 Listed $79,900 OGAR

Property tax history

+28.0%/yr

Latest (2025): $99 · +525.4% YoY. Source: county tax records.