25067 Division Ln · Golden, MO 65625

$89,900

3 bd · 1.0 ba · 1,352 sqft · SingleFamily · 91 Days on market

Built 1990 Fair condition 0.80 ac lot $66/sqft · 54% below area

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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 +9.4/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the potential waiting at 25067 Division Ln in Cassville, Missouri. Situated on a spacious 0.8 acre L shaped lot near beautiful Table Rock Lake, this two story home offers an incredible opportunity to create the lake retreat you have been dreaming of. With 3 bedrooms and 1 full bathrooms, there is plenty of space to reimagine and design to fit your needs. The layout provides a solid foundation for updates and improvements, making it ideal for investors, weekend lake lovers, or buyers ready to add their personal touch. A brand new septic system has already been installed, giving peace of mind as you focus on renovations and cosmetic enhancements. Located near the popular Big M Campground area and within close proximity to the lake, this property combines location, space, and potential. Whether you are looking for a full time residence, vacation getaway, or investment property, this home presents a rare chance to own near Table Rock Lake at an accessible price point. Property is being sold as is.

Key facts

• 0.8 acre lot
• Near table rock lake
• 0.8 acre lot

Tags

• 0.8 ACRE LOT
• NEAR TABLE ROCK LAKE
• BRAND NEW SEPTIC SYSTEM
• NEAR BIG M CAMPGROUND

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#744 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: housing C-, health & safety C-, schools D+.
• Cassville R-IV (town): math 33% / reading 47% proficiency, ranked #157 of 324 in MO (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 90 active listings in the ZIP; 57 units permitted in Barry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Barry County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $35k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
6. 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.
7. 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.
8. 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: 1.44% ✓
• Cap rate: 11.62%
• Cash-on-cash: 19.01%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

• ARV (median comp): $193,467
• List price: $89,900
• Delta: -53.53%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.9%
• Equity multiple: 1.43×
• Total profit: $10,847
• Equity at exit: $13,404

10-year hold

• IRR: 19.9%
• Equity multiple: 2.68×
• Total profit: $42,225
• Equity at exit: $7,773

Cash invested: $25,172 (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 65625

• Home prices YoY: -6.8%
• Active inventory: 90
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,291 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $399

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 64%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-03
   status $89,900 Pending 91 DOM
2. 2026-06-02
   days on market $89,900 Active 91 DOM
3. 2026-06-01
   days on market $89,900 Active 90 DOM
4. 2026-05-31
   days on market $89,900 Active 89 DOM
5. 2026-03-04
   listed $124,900 Active
6. 2026-03-03
   listed $89,900 Active 1017-char remark

   Show marketing remark (1017 chars)

   Discover the potential waiting at 25067 Division Ln in Cassville, Missouri. Situated on a spacious 0.8 acre L shaped lot near beautiful Table Rock Lake, this two story home offers an incredible opportunity to create the lake retreat you have been dreaming of. With 3 bedrooms and 1 full bathrooms, there is plenty of space to reimagine and design to fit your needs. The layout provides a solid foundation for updates and improvements, making it ideal for investors, weekend lake lovers, or buyers ready to add their personal touch. A brand new septic system has already been installed, giving peace of mind as you focus on renovations and cosmetic enhancements. Located near the popular Big M Campground area and within close proximity to the lake, this property combines location, space, and potential. Whether you are looking for a full time residence, vacation getaway, or investment property, this home presents a rare chance to own near Table Rock Lake at an accessible price point. Property is being sold as is.

7. 2021-07-20
   soldstatus
8. 2021-06-23
   listed $60,000
9. 2019-03-06
   soldstatus
10. 2019-02-19
    listed $8,000

ⓘ 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 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: $15,494
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$2,615
• Taxable income: $3,566
• Est. tax owed @ 24.0%: −$856
• After-tax cash flow: $3,929/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 Extensive rehab

This two-story home requires extensive renovations and repairs to bring it up to a livable condition. Significant work is needed on the exterior, interior, and HVAC systems. Improvements in landscaping and curb appeal will also enhance the property's value.

Repairs flagged

• Major siding — Significant damage and wear
• Major interior walls — Exposed framing, incomplete drywall
• Major flooring — Exposed subfloor, no flooring
• Major HVAC/mechanicals — Exposed framing, incomplete drywall

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value
• Both Interior finishing and drywall installation — Completes the interior and makes the home move-in ready
• Both Flooring installation — Completes the interior and makes the home move-in ready
• Both HVAC/mechanicals installation — Ensures the home is habitable and energy-efficient

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant damage and wear	Major	$15,000–50,000
interior walls · Exposed framing, incomplete drywall	Major	$15,000–50,000
flooring · Exposed subfloor, no flooring	Major	$15,000–50,000
HVAC/mechanicals · Exposed framing, incomplete drywall	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value ↑
• Both Interior finishing and drywall installation — Completes the interior and makes the home move-in ready ↑
• Both Flooring installation — Completes the interior and makes the home move-in ready ↑
• Both HVAC/mechanicals installation — Ensures the home is habitable and energy-efficient ↑

ⓘ 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: Cassville R-IV
• NCES district ID: 2908170
• Math proficiency: 33% ▬ 0.00%
• Reading proficiency: 47% ▲ 1.00%
• Median HH income: $38,738
• Composite: 33.36/100
• National rank: #5484
• State rank: #157 of 324 in MO

Livability — Golden

• Score: 55/100
• State rank: #744
• US rank: #23359

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,186

Population outlook (Barry County) Hauer SSP2

• Today (2025): 35,207 people
• By 2030: 34,460 · -2.1%
• By 2040: 32,643 · -7.3%
• By 2050: 30,688 · -12.8%
• By 2075: 26,898 · -23.6%
• By 2100: 22,000 · -37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Italian 6% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · Canada, Philippines
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Barry

• 2024 margin: Solid R (+63.5) · D 17.8% · R 81.3%
• 2008→2024 swing: -28.5pp toward R · 2008: -35.0pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.8 2016: R+59.7 2012: R+44.7 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.59%
• Current HPI: 225.8478
• 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

+1461.2% since first listed

6 events — show timeline

• 2026-03-04 Listed $124,900 SOMO
• 2026-03-03 Listed $89,900 SOMO
• 2021-07-20 Sold (MLS) — SOMO
• 2021-06-23 Listed $60,000 SOMO
• 2019-03-06 Sold (MLS) — SOMO
• 2019-02-19 Listed $8,000 SOMO