1006 Deerfield Rd · Merriam Woods, MO 65740

$148,000

4 bd · 2.0 ba · 2,413 sqft · Manufactured · 22 Days on market

Built 2002 0.74 ac lot $61/sqft · 19% below area Est $182k · 19% under

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Why this score? — see what drove the A- 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 +27.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.8/10.0
• 1% rule +6.8/10.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Well-maintained house on a large lot! 1006 Deer Field Road is ready for you! This spacious home features living room with built-in cabinetry and cozy fireplace, separate family room, open kitchen, formal dining room, walk-in closets and huge detached garage with power. Lot is perfect for RV parking with hookups! With a location close to Branson shows and entertainment, great restaurants, outlet malls, The Branson Landing, Tablerock Lake, and more, there's no shortage of things to do close by! Come check out this home before it's gone!

Key facts

• Double vanity
• Separate corner tub
• Split bedrooms

Tags

• LARGE DETACHED GARAGE
• TREE SHADED LOT
• SPLIT BEDROOMS
• DOUBLE VANITY
• WALK IN SHOWER
• SEPARATE CORNER TUB

Property features AI

Exterior

• Parking: 2-car garage; Driveway (paved)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Electric service
• Home design: Manufactured home on land; Residential property; Composition roof
• Construction: Vinyl siding; Block and slab foundation; Built as a manufactured house
• Exterior features: Deck; Sloped lot; Asphalt road frontage; County road access; Lot approx. 0.74 acres (160 x 200)

Interior

• Kitchen: Electric cooktop; Dishwasher; Garbage disposal; Electric water heater
• Flooring: Carpet; Wood; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump heating; Central air conditioning; Heat pump cooling
• Interior features: Laminate countertops; Walk-in closet(s); High-speed internet; Insulated windows with blinds and window coverings; Double-pane windows; Living room fireplace
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $148k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $146k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 6.8% in Merriam Woods — 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 (#444 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, amenities F, commute F.
• Branson R-IV (rural): math 48% / reading 52% proficiency, ranked #44 of 324 in MO (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Branson Jr. High (math 48% / reading 49%, grade C-, #81 of 391 statewide, top 21%, 724 students, 51% FRL); Branson High (math 42% / reading 56%, grade D, #145 of 521 statewide, top 28%, 1,423 students, 46% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 99 active listings in the ZIP; 331 units permitted in Taney County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Taney County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,780 (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 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?
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: 1.18% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.96%
• DSCR: 1.58
• GRM: 7.1

CMA / ARV

• ARV (median comp): $181,727
• List price: $148,000
• Delta: -18.56%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.8%
• Equity multiple: 3.63×
• Total profit: $109,072
• Equity at exit: $133,330

10-year hold

• IRR: 29.1%
• Equity multiple: 8.21×
• Total profit: $298,721
• Equity at exit: $287,531

Cash invested: $41,440 (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 65740

• Home prices YoY: 11.6%
• Active inventory: 99
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,739 medium
• Mortgage (P&I): −$776
• Tax from tax record: −$89 /mo · $1,065/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $447

Break-even live

Break-even rent $1,173

Max offer price $148,000

Occupancy floor 69%

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $148,000 Active 22 DOM
2. 2026-06-18
   days on market $148,000 Active 21 DOM
3. 2026-06-17
   days on market $148,000 Active 20 DOM
4. 2026-06-16
   days on market $148,000 Active 19 DOM
5. 2026-06-15
   days on market $148,000 Active 18 DOM
6. 2026-06-14
   days on market $148,000 Active 16 DOM
7. 2026-06-12
   pricedays on market $148,000 Active 15 DOM
8. 2026-06-09
   days on market $157,500 Active 12 DOM
9. 2026-06-08
   days on market $157,500 Active 11 DOM
10. 2026-06-07
    days on market $157,500 Active 10 DOM
11. 2026-06-03
    status $157,500 Active 6 DOM
12. 2026-05-18
    status Pending 274-char remark
13. 2026-05-11
    listed $157,500 Active 274-char remark
14. 2023-05-03
    soldstatus
15. 2023-04-27
    soldstatus Closed 544-char remark

    Show marketing remark (544 chars)

    Well-maintained house on a large lot! 1006 Deer Field Road is ready for you! This spacious home features living room with built-in cabinetry and cozy fireplace, separate family room, open kitchen, formal dining room, walk-in closets and huge detached garage with power. Lot is perfect for RV parking with hookups! With a location close to Branson shows and entertainment, great restaurants, outlet malls, The Branson Landing, Tablerock Lake, and more, there's no shortage of things to do close by! Come check out this home before it's gone!

16. 2023-03-28
    status Pending 544-char remark

    Show marketing remark (544 chars)

    Well-maintained house on a large lot! 1006 Deer Field Road is ready for you! This spacious home features living room with built-in cabinetry and cozy fireplace, separate family room, open kitchen, formal dining room, walk-in closets and huge detached garage with power. Lot is perfect for RV parking with hookups! With a location close to Branson shows and entertainment, great restaurants, outlet malls, The Branson Landing, Tablerock Lake, and more, there's no shortage of things to do close by! Come check out this home before it's gone!

17. 2023-03-07
    price $195,000 544-char remark

    Show marketing remark (544 chars)

    Well-maintained house on a large lot! 1006 Deer Field Road is ready for you! This spacious home features living room with built-in cabinetry and cozy fireplace, separate family room, open kitchen, formal dining room, walk-in closets and huge detached garage with power. Lot is perfect for RV parking with hookups! With a location close to Branson shows and entertainment, great restaurants, outlet malls, The Branson Landing, Tablerock Lake, and more, there's no shortage of things to do close by! Come check out this home before it's gone!

18. 2023-03-01
    price $210,000 544-char remark

    Show marketing remark (544 chars)

    Well-maintained house on a large lot! 1006 Deer Field Road is ready for you! This spacious home features living room with built-in cabinetry and cozy fireplace, separate family room, open kitchen, formal dining room, walk-in closets and huge detached garage with power. Lot is perfect for RV parking with hookups! With a location close to Branson shows and entertainment, great restaurants, outlet malls, The Branson Landing, Tablerock Lake, and more, there's no shortage of things to do close by! Come check out this home before it's gone!

19. 2023-02-17
    listed $225,000 Active 544-char remark

    Show marketing remark (544 chars)

    Well-maintained house on a large lot! 1006 Deer Field Road is ready for you! This spacious home features living room with built-in cabinetry and cozy fireplace, separate family room, open kitchen, formal dining room, walk-in closets and huge detached garage with power. Lot is perfect for RV parking with hookups! With a location close to Branson shows and entertainment, great restaurants, outlet malls, The Branson Landing, Tablerock Lake, and more, there's no shortage of things to do close by! Come check out this home before it's gone!

20. 2019-04-16
    soldstatus
21. 2019-04-15
    soldstatus

    Show marketing remark (701 chars)

    Amazingly well-kept 4BR/2BA home nestled in the beautiful Ozark Mountains just 10 minutes from Branson. Home features large & open kitchen w/ breakfast nook, open formal dining room, H U G E living room w/ fireplace & built-ins, additional family room, and that's just the common areas! Split bedrooms ensure privacy in the large master suite complete with double-sink vanity, step-in shower, corner tub, and private WATER CLOSET, too! Additional three bedrooms are big enough to house ''The Waltons'' (each with their own walk-in closet)! Detached two-car garage (with power) & concrete driveway. NEW ROOF!RV parking w/ hook-ups! ONE-OWNER HOME. One-Year HSA Home Warranty included.

22. 2018-11-03
    listed $130,000

    Show marketing remark (701 chars)

    Amazingly well-kept 4BR/2BA home nestled in the beautiful Ozark Mountains just 10 minutes from Branson. Home features large & open kitchen w/ breakfast nook, open formal dining room, H U G E living room w/ fireplace & built-ins, additional family room, and that's just the common areas! Split bedrooms ensure privacy in the large master suite complete with double-sink vanity, step-in shower, corner tub, and private WATER CLOSET, too! Additional three bedrooms are big enough to house ''The Waltons'' (each with their own walk-in closet)! Detached two-car garage (with power) & concrete driveway. NEW ROOF!RV parking w/ hook-ups! ONE-OWNER HOME. One-Year HSA Home Warranty included.

23. 2002-04-26
    soldstatus
24. 2002-04-25
    soldstatus
25. 1995-04-06
    soldstatus

ⓘ 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: $1,065 · $89/mo
• Projected year-2 tax: $1,436 · $120/mo
• Expected delta: +$371/yr (+$31/mo · 34.9%)

ⓘ 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 5/10 Major 7 d/yr ≥106°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: $20,871
• − Mortgage interest: −$8,290
• − Property taxes: −$1,065
• − Insurance: −$740
• − Repairs & maintenance: −$1,670
• − Management: −$1,670
• − Depreciation: −$4,305
• Taxable income: $3,131
• Est. tax owed @ 24.0%: −$751
• After-tax cash flow: $4,618/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: Branson R-IV
• NCES district ID: 2905760
• Math proficiency: 48% ▼ -6.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $41,473
• Composite: 41.96/100
• National rank: #3347
• State rank: #44 of 324 in MO

Livability — Merriam Woods

• Score: 61/100
• State rank: #444
• US rank: #18151

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Merriam Woods, MO
• City population: 3,495
• Population (ZIP): 3,495

Population outlook (Taney County) Hauer SSP2

• Today (2025): 59,017 people
• By 2030: 61,235 · +3.8%
• By 2040: 65,225 · +10.5%
• By 2050: 68,842 · +16.6%
• By 2075: 77,705 · +31.7%
• By 2100: 82,002 · +38.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 3% Iranian 3% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 93% English-only · Spanish 6% German/W. Germanic 1%

Political lean MEDSL · Taney

• 2024 margin: Solid R (+59.3) · D 19.9% · R 79.2%
• 2008→2024 swing: -22.2pp toward R · 2008: -37.2pp · 2024: -59.3pp
• All cycles: 2024: R+59.3 2020: R+57.7 2016: R+59.3 2012: R+47.4 2008: R+37.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 30.18%
• Current HPI: 291.5553
• 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

+13.8% since first listed

16 events — show timeline

• 2026-06-12 Price Changed $148,000 SOMO
• 2026-06-03 Relisted — SOMO
• 2026-05-18 Pending — SOMO
• 2026-05-11 Listed $157,500 SOMO
• 2023-05-03 Sold (Public Records) — Public Records
• 2023-04-27 Sold (MLS) — SOMO
• 2023-03-28 Pending — SOMO
• 2023-03-07 Price Changed $195,000 SOMO
• 2023-03-01 Price Changed $210,000 SOMO
• 2023-02-17 Listed $225,000 SOMO
• 2019-04-16 Sold (Public Records) — Public Records
• 2019-04-15 Sold (MLS) — SOMO
• 2018-11-03 Listed $130,000 SOMO
• 2002-04-26 Sold (Public Records) — Public Records
• 2002-04-25 Sold (Public Records) — Public Records
• 1995-04-06 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,065 · -12.7% YoY. Source: county tax records.