180 Grace Chapel Rd Unit 221 · Blue Eye, MO 65611

$177,777

2 bd · 2.0 ba · 1,370 sqft · Condo · 61 Days on market

Built 2007 $150/mo HOA · 9% of rent

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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 +14.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• DSCR +4.6/10.0
• 1% rule +4.3/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to tranquility. This home is located within a community offering numerous amenities including an elevator, a small grocery store, restaurant, exercise room, beauty shop and so much more. Located close to Big Cedar and Top of the Rock, area attractions and lake activity. The Living Room offers a coffered ceiling and fireplace. The Kitchen is complete with lots of cabinetry, granite countertops and an Island, the Dining Area opens to a spacious balcony overlooking the Jim Baker stage where you can relax alone or with a small group of family and friends. This condo is situated on the upper level of Grace Chapel (see photo). Call today to schedule your private showing.

Key facts

• High tray ceilings
• Gourmet kitchen
• Kitchen island

Tags

• HIGH TRAY CEILINGS
• GOURMET KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• KITCHEN ISLAND
• INDOOR BALCONY

Property features AI

Finance

• Other: Private maintained road / private road frontage; Located in the Morningside Development
• HOA & community: Monthly association fee of $150; HOA covers water, sewer, trash, insurance, and snow removal

Exterior

• Security: Fire sprinkler system; Fire alarm
• Utilities: Public water; Cable available
• Home design: Residential condominium; Above grade finished living area
• Exterior features: Rear porch

Interior

• Kitchen: Electric oven; Free‑standing electric oven; Dishwasher; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Kitchen island; Granite counters; Tray ceilings
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $178k.

Deal economics

• At list price, monthly cash flow is $53 ($640/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (7.5% below list).
• Recommended offer: $164k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.9% in Blue Eye — 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 61/100 on livability (#449 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: health & safety C-, crime F, amenities F.
• Blue Eye R-V (rural): math 41% / reading 47% proficiency, ranked #107 of 324 in MO (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Blue Eye Elem. (math 37% / reading 47%, grade F, #481 of 1,115 statewide, top 46%, 198 students, 48% FRL); Blue Eye Middle (math 42% / reading 42%, grade D-, #149 of 391 statewide, top 41%, 170 students, 51% FRL); Blue Eye High (math 54% / reading 64%, grade C+, #35 of 521 statewide, top 8%, 178 students, 42% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: 93 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 191 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (2.6% local appreciation)).
• Stone County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $164,500 (7.5% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.29%
• DSCR: 1.06
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.43×
• Total profit: $21,439
• Equity at exit: $76,306

10-year hold

• IRR: 10.6%
• Equity multiple: 2.53×
• Total profit: $75,937
• Equity at exit: $114,850

Cash invested: $49,778 (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 65611

• Home prices YoY: 1.3%
• Active inventory: 93
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,645 medium
• Mortgage (P&I): −$932
• Tax from tax record: −$90 /mo · $1,078/yr
• Insurance: −$74
• HOA: −$150
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $53

Break-even live

Break-even rent $1,577

Max offer price $177,777

Occupancy floor 92%

Sensitivity live

Price	-10% $154	-5% $104	+0% $53	+5% $3	+10% $-47
Rent	-10% $-77	-5% $-12	+0% $53	+5% $118	+10% $183
Rate	-1.0pp $143	-0.5pp $99	base $53	+0.5pp $7	+1.0pp $-40

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: $44,444
• Closing costs: $5,333
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
180 Grace Chapel Rd #325 Blue Eye, MO	3.0	3.0	1715	$1,645	$0.96	46d	1	0.01mi

HOA detail condo

• Monthly dues: $150 · $1,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-22
   days on market $177,777 Active 61 DOM
2. 2026-06-19
   days on market $177,777 Active 58 DOM
3. 2026-06-18
   days on market $177,777 Active 57 DOM
4. 2026-06-17
   days on market $177,777 Active 56 DOM
5. 2026-06-16
   days on market $177,777 Active 55 DOM
6. 2026-06-15
   days on market $177,777 Active 54 DOM
7. 2026-06-14
   days on market $177,777 Active 52 DOM
8. 2026-06-12
   days on market $177,777 Active 51 DOM
9. 2026-06-09
   days on market $177,777 Active 48 DOM
10. 2026-06-08
    days on market $177,777 Active 47 DOM
11. 2026-06-07
    days on market $177,777 Active 46 DOM
12. 2026-06-05
    days on market $177,777 Active 43 DOM
13. 2026-06-03
    days on market $177,777 Active 42 DOM
14. 2026-06-02
    days on market $177,777 Active 41 DOM
15. 2026-06-01
    days on market $177,777 Active 40 DOM
16. 2026-05-31
    days on market $177,777 Active 39 DOM
17. 2026-05-30
    days on market $177,777 Active 38 DOM
18. 2026-04-22
    listed $177,777 Active 828-char remark
19. 2018-11-02
    soldstatus 681-char remark

    Show marketing remark (681 chars)

    Welcome to tranquility. This home is located within a community offering numerous amenities including an elevator, a small grocery store, restaurant, exercise room, beauty shop and so much more. Located close to Big Cedar and Top of the Rock, area attractions and lake activity. The Living Room offers a coffered ceiling and fireplace. The Kitchen is complete with lots of cabinetry, granite countertops and an Island, the Dining Area opens to a spacious balcony overlooking the Jim Baker stage where you can relax alone or with a small group of family and friends. This condo is situated on the upper level of Grace Chapel (see photo). Call today to schedule your private showing.

20. 2018-11-02
    soldstatus

    Show marketing remark (681 chars)

    Welcome to tranquility. This home is located within a community offering numerous amenities including an elevator, a small grocery store, restaurant, exercise room, beauty shop and so much more. Located close to Big Cedar and Top of the Rock, area attractions and lake activity. The Living Room offers a coffered ceiling and fireplace. The Kitchen is complete with lots of cabinetry, granite countertops and an Island, the Dining Area opens to a spacious balcony overlooking the Jim Baker stage where you can relax alone or with a small group of family and friends. This condo is situated on the upper level of Grace Chapel (see photo). Call today to schedule your private showing.

21. 2018-04-11
    listed $129,500 681-char remark

    Show marketing remark (681 chars)

    Welcome to tranquility. This home is located within a community offering numerous amenities including an elevator, a small grocery store, restaurant, exercise room, beauty shop and so much more. Located close to Big Cedar and Top of the Rock, area attractions and lake activity. The Living Room offers a coffered ceiling and fireplace. The Kitchen is complete with lots of cabinetry, granite countertops and an Island, the Dining Area opens to a spacious balcony overlooking the Jim Baker stage where you can relax alone or with a small group of family and friends. This condo is situated on the upper level of Grace Chapel (see photo). Call today to schedule your private showing.

ⓘ 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: $1,078 · $90/mo
• Projected year-2 tax: $1,724 · $144/mo
• Expected delta: +$647/yr (+$54/mo · 60.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,740
• − Mortgage interest: −$9,958
• − Property taxes: −$1,078
• − Insurance: −$889
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − HOA: −$1,800
• − Depreciation: −$5,172
• Taxable loss: −$2,315
• Est. tax savings @ 24.0%: +$556
• After-tax cash flow: $1,196/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: Blue Eye R-V
• NCES district ID: 2905280
• Math proficiency: 41% ▲ 3.00%
• Reading proficiency: 47% ▼ -5.00%
• Median HH income: $42,591
• Composite: 37.08/100
• National rank: #4500
• State rank: #107 of 324 in MO

Livability — Blue Eye

• Score: 61/100
• State rank: #449
• US rank: #18289

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blue Eye, MO
• Population (ZIP): 1,784

Population outlook (Stone County) Hauer SSP2

• Today (2025): 28,147 people
• By 2030: 26,405 · -6.2%
• By 2040: 22,762 · -19.1%
• By 2050: 19,706 · -30.0%
• By 2075: 14,742 · -47.6%
• By 2100: 10,832 · -61.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 1%
• Common ancestry: Lithuanian 6% Romanian 4% Slovak 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Stone

• 2024 margin: Solid R (+61.4) · D 18.9% · R 80.3%
• 2008→2024 swing: -24.1pp toward R · 2008: -37.3pp · 2024: -61.4pp
• All cycles: 2024: R+61.4 2020: R+61.1 2016: R+62.1 2012: R+49.2 2008: R+37.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.63%
• Current HPI: 204.4936
• 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

+37.3% since first listed

4 events — show timeline

• 2026-04-22 Listed $177,777 SOMO
• 2018-11-02 Sold (Public Records) — Public Records
• 2018-11-02 Sold (MLS) — SOMO
• 2018-04-11 Listed $129,500 SOMO

Property tax history

-0.5%/yr

Latest (2025): $1,078 · +1.2% YoY. Source: county tax records.