31228 Highline Dr · White Branch, MO 65355

$74,900

3 bd · 1.0 ba · 714 sqft · Other public records · 276 Days on market

Built 1954 4,005 sqft lot $105/sqft · 27% below area Est $128k · 42% under $8/mo HOA · 1% of rent ↓ 25% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.7/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Perfect started home or rental for under 100k! Three bedroom, 1 full bath with lake access. Mins from the lake and mins from shopping. Seller had it rented for $1000 per month.

Key facts

• New flooring
• 4,005 sq ft lot
• Built 1954

Tags

• NEW FLOORING
• SUBDIVISION BOAT RAMP ACCESS
• BACKYARD SHADED SPACE
• LARGE FRONT PATIO AREA

🏷️ Possibly a rental listed for sale. The $74,900 price doesn't fit this home's estimated sale value (~$128,351) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 3.7% in White Branch — 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: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• Warsaw R-IX (rural): math 30% / reading 42% proficiency, ranked #222 of 324 in MO (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 259 active listings in the ZIP; 9 units permitted in Benton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($518 loan paydown + $4k appreciation (5.5% local appreciation)).
• Benton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.5% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 276 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 276 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.57% ✓
• Cap rate: 13.94%
• Cash-on-cash: 27.31%
• DSCR: 2.22
• GRM: 5.3

CMA / ARV

• ARV (median comp): $128,351
• List price: $74,900
• Delta: -41.64%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

5.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.5%
• Equity multiple: 3.36×
• Total profit: $49,582
• Equity at exit: $44,509

10-year hold

• IRR: 35.3%
• Equity multiple: 6.85×
• Total profit: $122,718
• Equity at exit: $78,579

Cash invested: $20,972 (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 65355

• Home prices YoY: 2.4%
• Active inventory: 259
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,178 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$21 /mo · $254/yr
• Insurance: −$31
• HOA: −$8
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $477

Break-even live

Break-even rent $574

Max offer price $74,900

Occupancy floor 54%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 28 events

1. 2026-06-18
   days on market $74,900 Active 276 DOM
2. 2026-06-17
   days on market $74,900 Active 275 DOM
3. 2026-06-16
   days on market $74,900 Active 274 DOM
4. 2026-06-15
   days on market $74,900 Active 273 DOM
5. 2026-06-13
   days on market $74,900 Active 271 DOM
6. 2026-06-12
   days on market $74,900 Active 270 DOM
7. 2026-06-09
   days on market $74,900 Active 267 DOM
8. 2026-06-08
   days on market $74,900 Active 266 DOM
9. 2026-06-07
   days on market $74,900 Active 265 DOM
10. 2026-06-07
    days on market $74,900 Active 264 DOM
11. 2026-06-04
    days on market $74,900 Active 261 DOM
12. 2026-06-02
    days on market $74,900 Active 260 DOM
13. 2026-06-01
    days on market $74,900 Active 259 DOM
14. 2026-05-31
    days on market $74,900 Active 258 DOM
15. 2026-05-31
    days on market $74,900 Active 257 DOM
16. 2026-05-06
    price $74,900 176-char remark

    Show marketing remark (406 chars)

    Check out this updated and affordable 3 bedroom, 1 home that features new flooring! Move in ready and in a great location that is close to town and has subdivision boat ramp access to Lake of the Ozarks! With a little bit of love, the backyard will be an excellent shaded space or enjoy the large front patio area. Perfect starter home, weekend getaway to the lake, or has great long term rental potential!

17. 2026-05-06
    price $74,900 406-char remark

    Show marketing remark (406 chars)

    Check out this updated and affordable 3 bedroom, 1 home that features new flooring! Move in ready and in a great location that is close to town and has subdivision boat ramp access to Lake of the Ozarks! With a little bit of love, the backyard will be an excellent shaded space or enjoy the large front patio area. Perfect starter home, weekend getaway to the lake, or has great long term rental potential!

18. 2026-03-30
    price $79,900 176-char remark

    Show marketing remark (406 chars)

    Check out this updated and affordable 3 bedroom, 1 home that features new flooring! Move in ready and in a great location that is close to town and has subdivision boat ramp access to Lake of the Ozarks! With a little bit of love, the backyard will be an excellent shaded space or enjoy the large front patio area. Perfect starter home, weekend getaway to the lake, or has great long term rental potential!

19. 2026-03-30
    price $79,900 406-char remark

    Show marketing remark (406 chars)

    Check out this updated and affordable 3 bedroom, 1 home that features new flooring! Move in ready and in a great location that is close to town and has subdivision boat ramp access to Lake of the Ozarks! With a little bit of love, the backyard will be an excellent shaded space or enjoy the large front patio area. Perfect starter home, weekend getaway to the lake, or has great long term rental potential!

20. 2026-02-13
    price $84,900 406-char remark

    Show marketing remark (406 chars)

    Check out this updated and affordable 3 bedroom, 1 home that features new flooring! Move in ready and in a great location that is close to town and has subdivision boat ramp access to Lake of the Ozarks! With a little bit of love, the backyard will be an excellent shaded space or enjoy the large front patio area. Perfect starter home, weekend getaway to the lake, or has great long term rental potential!

21. 2025-11-06
    price $89,900 176-char remark

    Show marketing remark (406 chars)

    Check out this updated and affordable 3 bedroom, 1 home that features new flooring! Move in ready and in a great location that is close to town and has subdivision boat ramp access to Lake of the Ozarks! With a little bit of love, the backyard will be an excellent shaded space or enjoy the large front patio area. Perfect starter home, weekend getaway to the lake, or has great long term rental potential!

22. 2025-11-06
    price $89,900 406-char remark

    Show marketing remark (406 chars)

    Check out this updated and affordable 3 bedroom, 1 home that features new flooring! Move in ready and in a great location that is close to town and has subdivision boat ramp access to Lake of the Ozarks! With a little bit of love, the backyard will be an excellent shaded space or enjoy the large front patio area. Perfect starter home, weekend getaway to the lake, or has great long term rental potential!

23. 2025-10-15
    price $94,900 176-char remark

    Show marketing remark (406 chars)

    Check out this updated and affordable 3 bedroom, 1 home that features new flooring! Move in ready and in a great location that is close to town and has subdivision boat ramp access to Lake of the Ozarks! With a little bit of love, the backyard will be an excellent shaded space or enjoy the large front patio area. Perfect starter home, weekend getaway to the lake, or has great long term rental potential!

24. 2025-10-15
    price $94,900 406-char remark

    Show marketing remark (406 chars)

    Check out this updated and affordable 3 bedroom, 1 home that features new flooring! Move in ready and in a great location that is close to town and has subdivision boat ramp access to Lake of the Ozarks! With a little bit of love, the backyard will be an excellent shaded space or enjoy the large front patio area. Perfect starter home, weekend getaway to the lake, or has great long term rental potential!

25. 2025-09-15
    price $99,900 176-char remark

    Show marketing remark (406 chars)

    Check out this updated and affordable 3 bedroom, 1 home that features new flooring! Move in ready and in a great location that is close to town and has subdivision boat ramp access to Lake of the Ozarks! With a little bit of love, the backyard will be an excellent shaded space or enjoy the large front patio area. Perfect starter home, weekend getaway to the lake, or has great long term rental potential!

26. 2025-09-15
    listed $99,000 Active 176-char remark

    Show marketing remark (406 chars)

    Check out this updated and affordable 3 bedroom, 1 home that features new flooring! Move in ready and in a great location that is close to town and has subdivision boat ramp access to Lake of the Ozarks! With a little bit of love, the backyard will be an excellent shaded space or enjoy the large front patio area. Perfect starter home, weekend getaway to the lake, or has great long term rental potential!

27. 2025-09-15
    listed $99,900 Active 406-char remark

    Show marketing remark (406 chars)

    Check out this updated and affordable 3 bedroom, 1 home that features new flooring! Move in ready and in a great location that is close to town and has subdivision boat ramp access to Lake of the Ozarks! With a little bit of love, the backyard will be an excellent shaded space or enjoy the large front patio area. Perfect starter home, weekend getaway to the lake, or has great long term rental potential!

28. 2002-07-01
    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: $254 · $21/mo
• Projected year-2 tax: $727 · $61/mo
• Expected delta: +$473/yr (+$39/mo · 186.2%)

ⓘ 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 ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $14,134
• − Mortgage interest: −$4,196
• − Property taxes: −$254
• − Insurance: −$374
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − HOA: −$96
• − Depreciation: −$2,179
• Taxable income: $4,773
• Est. tax owed @ 24.0%: −$1,146
• After-tax cash flow: $4,582/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: Warsaw R-IX
• NCES district ID: 2931070
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 42% ▲ 4.00%
• Median HH income: $33,160
• Composite: 29.53/100
• National rank: #6495
• State rank: #222 of 324 in MO

Livability — White Branch

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: White Branch, MO
• Population (ZIP): 11,029

Population outlook (Benton County) Hauer SSP2

• Today (2025): 17,355 people
• By 2030: 16,513 · -4.9%
• By 2040: 14,898 · -14.2%
• By 2050: 13,662 · -21.3%
• By 2075: 11,308 · -34.8%
• By 2100: 8,755 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 2% Native American 1%
• Common ancestry: Slovak 3% Italian 2% Iranian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Benton

• 2024 margin: Solid R (+59.1) · D 20.1% · R 79.2%
• 2008→2024 swing: -36.8pp toward R · 2008: -22.3pp · 2024: -59.1pp
• All cycles: 2024: R+59.1 2020: R+56.6 2016: R+54.1 2012: R+34.3 2008: R+22.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.45%
• Current HPI: 232.6924
• 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

-25.0% since first listed

13 events — show timeline

• 2026-05-06 Price Changed $74,900 WCAR
• 2026-05-06 Price Changed $74,900 Heartland MLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $79,900 WCAR
• 2026-03-30 Price Changed $79,900 Heartland MLS as Distributed by MLS Grid
• 2026-02-13 Price Changed $84,900 Heartland MLS as Distributed by MLS Grid
• 2025-11-06 Price Changed $89,900 WCAR
• 2025-11-06 Price Changed $89,900 Heartland MLS as Distributed by MLS Grid
• 2025-10-15 Price Changed $94,900 WCAR
• 2025-10-15 Price Changed $94,900 Heartland MLS as Distributed by MLS Grid
• 2025-09-15 Price Changed $99,900 WCAR
• 2025-09-15 Listed $99,000 WCAR
• 2025-09-15 Listed $99,900 Heartland MLS as Distributed by MLS Grid
• 2002-07-01 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $254 · +5.7% YoY. Source: county tax records.