17927 Farm Road 2259 · Eagle Rock, MO 65641

$65,000

2 bd · 1.0 ba · 1,224 sqft · SingleFamily · 104 Days on market

Built 1926 Poor condition 0.62 ac lot $53/sqft · 77% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Attention visionaries! This unique property sits on a bluff overlooking the beautiful Roaring River area of Table Rock Lake and offers incredible potential for the right buyer. With no restrictions, you have the freedom to bring your camper, build your dream getaway, or create the lake retreat you've always wanted. The property already features a well on site, electric in place, and an older home that remains on the property. While the home is in need of significant work, the existing utilities provide a great starting point for redevelopment. Please note the property will require an advanced septic system. Located just a couple of miles from Eagle Rock Marina, you'll have quick and convenient access to boating, fishing, and everything Table Rock Lake has to offer. Property is being sold as-is. Buyers are encouraged to perform their own due diligence regarding the condition and availability of all utilities. If you're looking for a scenic location with flexibility and potential near the lake, this could be the opportunity you've been waiting for.

Key facts

• Electric in place
• Well on site
• 0.62 acre lot

Tags

• WELL ON SITE
• ELECTRIC IN PLACE
• QUICK ACCESS TO BOATING
• QUICK ACCESS TO FISHING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k. Condition is rated poor.

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 $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#77 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• 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: 57 active listings in the ZIP; 57 units permitted in Barry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (2.7% local appreciation)).
• Barry County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 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. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.61% ✓
• Cap rate: 13.26%
• Cash-on-cash: 24.90%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

• ARV (median comp): $279,900
• List price: $65,000
• Delta: -76.78%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18139 Farm Road 2265	0.33mi	3/2.0 (+1)	1,253 (+2%)	3mo	$279,900	$223	69
17600 Farm Road 2258	0.42mi	2/1.0	1,130 (-8%)	13mo	$149,900	$133	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.4%
• Equity multiple: 2.69×
• Total profit: $30,836
• Equity at exit: $28,100

10-year hold

• IRR: 31.1%
• Equity multiple: 5.25×
• Total profit: $77,434
• Equity at exit: $42,450

Cash invested: $18,200 (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 65641

• Home prices YoY: 1.5%
• Active inventory: 57
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,047 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $378

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 59%

Sensitivity live

Price	-10% $423	-5% $400	+0% $378	+5% $355	+10% $333
Rent	-10% $295	-5% $336	+0% $378	+5% $419	+10% $460
Rate	-1.0pp $410	-0.5pp $394	base $378	+0.5pp $361	+1.0pp $344

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $65,000 Active 104 DOM
2. 2026-06-18
   days on market $65,000 Active 102 DOM
3. 2026-06-17
   days on market $65,000 Active 101 DOM
4. 2026-06-16
   days on market $65,000 Active 100 DOM
5. 2026-06-15
   days on market $65,000 Active 99 DOM
6. 2026-06-13
   days on market $65,000 Active 97 DOM
7. 2026-06-12
   days on market $65,000 Active 96 DOM
8. 2026-06-09
   days on market $65,000 Active 93 DOM
9. 2026-06-08
   days on market $65,000 Active 92 DOM
10. 2026-06-07
    days on market $65,000 Active 91 DOM
11. 2026-06-07
    days on market $65,000 Active 90 DOM
12. 2026-06-04
    days on market $65,000 Active 87 DOM
13. 2026-06-02
    days on market $65,000 Active 86 DOM
14. 2026-06-01
    days on market $65,000 Active 85 DOM
15. 2026-05-31
    days on market $65,000 Active 84 DOM
16. 2026-03-08
    listed $65,000 Active 1062-char remark

    Show marketing remark (1062 chars)

    Attention visionaries! This unique property sits on a bluff overlooking the beautiful Roaring River area of Table Rock Lake and offers incredible potential for the right buyer. With no restrictions, you have the freedom to bring your camper, build your dream getaway, or create the lake retreat you've always wanted. The property already features a well on site, electric in place, and an older home that remains on the property. While the home is in need of significant work, the existing utilities provide a great starting point for redevelopment. Please note the property will require an advanced septic system. Located just a couple of miles from Eagle Rock Marina, you'll have quick and convenient access to boating, fishing, and everything Table Rock Lake has to offer. Property is being sold as-is. Buyers are encouraged to perform their own due diligence regarding the condition and availability of all utilities. If you're looking for a scenic location with flexibility and potential near the lake, this could be the opportunity you've been waiting for.

17. 2026-03-07
    listed $65,000 Active 921-char remark

    Show marketing remark (921 chars)

    Attention visionaries! This unique property sits on a bluff overlooking the beautiful Roaring River area of Table Rock Lake and offers incredible potential for the right buyer. With no restrictions, you have the freedom to bring your camper, build your dream getaway, or create the lake retreat you've always wanted. The property already features a well on site, electric in place, and an older home that remains on the property. While the home is in need of significant work, the existing utilities provide a great starting point for redevelopment. Please note the property will require an advanced septic system. Located just a couple of miles from Eagle Rock Marina, you'll have quick and convenient access to boating, fishing, and everything Table Rock Lake has to offer. Property is being sold as-is. Buyers are encouraged to perform their own due diligence regarding the condition and availability of all utilities.

18. 2023-09-22
    soldstatus Closed
19. 2023-08-29
    status Pending
20. 2023-06-30
    price $59,000
21. 2023-06-07
    listed $65,000 Active

ⓘ 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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,559
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$1,891
• Taxable income: $3,718
• Est. tax owed @ 24.0%: −$892
• After-tax cash flow: $3,639/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 · 13 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and improvements to become move-in ready. Significant work is needed on the roof, exterior, landscaping, and HVAC systems.

Repairs flagged

• Major roof — Damaged shingles
• Major exterior siding — Weathered and peeling
• Major HVAC/mechanicals — No visible systems
• Major landscaping — Overgrown vegetation and unkempt yard

Value-add opportunities

• Both landscaping and curb appeal — Aesthetic improvements can attract buyers and renters
• Both HVAC/mechanicals — Upgrading systems can improve comfort and energy efficiency
• Both exterior siding and paint — A fresh exterior can enhance curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Damaged shingles	Major	$15,000–50,000
exterior siding · Weathered and peeling	Major	$15,000–50,000
HVAC/mechanicals · No visible systems	Major	$15,000–50,000
landscaping · Overgrown vegetation and unkempt yard	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both landscaping and curb appeal — Aesthetic improvements can attract buyers and renters ↑
• Both HVAC/mechanicals — Upgrading systems can improve comfort and energy efficiency ↑
• Both exterior siding and paint — A fresh exterior can enhance curb appeal and property value ↑

ⓘ 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 — Eagle Rock

• Score: 73/100
• State rank: #77
• US rank: #5179

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eagle Rock, MO
• Population (ZIP): 814

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 (95%)
• Race & ethnicity: White 95% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Portuguese 5% Lithuanian 1% Romanian 1%
• Foreign-born: 2%

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: ▲ 2.69%
• Current HPI: 187.3179
• 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

+0.0% since first listed

6 events — show timeline

• 2026-03-08 Listed $65,000 SOMO
• 2026-03-07 Listed $65,000 NWARMLS
• 2023-09-22 Sold (MLS) — SOMO
• 2023-08-29 Pending — SOMO
• 2023-06-30 Price Changed $59,000 SOMO
• 2023-06-07 Listed $65,000 SOMO