1 Woodland Ave · Kimberling City, MO 65686

$499,000

12 bd · 15.0 ba · 1,798 sqft · MultiFamily · 14 Days on market

Built 1994 Good condition 0.61 ac lot ↓ 15% since listing

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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 +13.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Condition / age +3.8/5.0
• 1% rule +3.7/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Investment Opportunity in the Heart of Kimberling City!Don't miss this low-maintenance, well-maintained three unit residential complex ideally located just off Highway 13 & Kissee Rd near True Value and directly across from the Kimberling City Library. Positioned on a corner lot with two ingress/egress access points, this property offers outstanding visibility, even including billboard advertising, all within walking distance to grocery, post office, hardware stores, multiple businesses and the popular Port of Kimberling Marina. The all-brick building provides excellent insulation and long-term durability and features a new roof & gutters (2025), sub-metered utilities, individua

Key facts

• All brick building
• Excellent insulation
• Corner lot

Tags

• CORNER LOT
• OUTSTANDING VISIBILITY
• BILLBOARD ADVERTISING
• WALKING DISTANCE TO GROCERY
• ALL BRICK BUILDING
• EXCELLENT INSULATION

Property features AI

Exterior

• Parking: Paved parking; Oversized parking; Additional parking
• Security: Smoke detectors; Fire alarm
• Utilities: Public water; Public sewer
• Home design: Residential income property (multi-family / multiple residences); One level (with below-grade finished area)
• Construction: Stone construction; Composition roof
• Exterior features: Rain gutters; Corner lot; Asphalt road frontage; Has view

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher; Microwave; Refrigerator
• Bedrooms: Located in multiple levels (multi-family layout)
• Flooring: Carpet; Vinyl; Tile; Other
• Bathrooms: 4 full bathrooms; 2 half bathrooms
• Heating & cooling: Central heating and cooling; Electric heating; Zoned heating and cooling
• Interior features: Entrance foyer; In-law floorplan; Pantry; High-speed internet; Laminate counters; Granite counters; Walk-out finished basement with full apartment
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/5.0-bath units multifamily listed at $499k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $0 ($-2/yr) — negative. Per door: $0/mo.
• To cash-flow at today's rent, offer at most $499k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $436k (12.5% below list).
• Recommended offer: $436k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 1.7% in Kimberling City — 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 69/100 on livability (#162 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D, amenities F.
• Reeds Spring R-IV (rural): math 34% / reading 42% proficiency, ranked #182 of 324 in MO (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Reeds Spring Elem. (math 33% / reading 33%, grade F, #744 of 1,115 statewide, top 67%, 358 students, 62% FRL); Reeds Spring Middle (math 31% / reading 46%, grade F, #202 of 391 statewide, top 54%, 286 students, 56% FRL); Reeds Spring High (math 32% / reading 47%, grade F, #247 of 521 statewide, top 55%, 602 students, 47% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: 288 active listings in the ZIP; 191 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• Stone County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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 $436,500 (12.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.00%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.3%
• Equity multiple: 0.42×
• Total profit: $-80,802
• Equity at exit: $74,403

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-70,103
• Equity at exit: $43,144

Cash invested: $139,720 (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 65686

• Home prices YoY: -31.2%
• Active inventory: 288
• Price-to-rent: 28.6×

Monthly cashflow live

• Estimated rent: $4,365 medium
• Mortgage (P&I): −$2,617
• Tax est. 1.5%: −$624 /mo · $7,485/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$917
• Net cashflow: $-0

Break-even live

Break-even rent $4,365

Max offer price $498,982

Occupancy floor 95%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	4	5	$4,365
Total (3 units)			$4,365

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $499,000 Active 14 DOM
2. 2026-06-18
   days on market $499,000 Active 13 DOM
3. 2026-06-17
   days on market $499,000 Active 12 DOM
4. 2026-06-16
   days on market $499,000 Active 11 DOM
5. 2026-06-15
   days on market $499,000 Active 10 DOM
6. 2026-06-14
   days on market $499,000 Active 8 DOM
7. 2026-06-12
   days on market $499,000 Active 7 DOM
8. 2026-06-09
   days on market $499,000 Active 4 DOM
9. 2026-06-08
   days on market $499,000 Active 3 DOM
10. 2026-06-07
    remarks 691-char remark
11. 2026-06-07
    listed $499,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $52,380
• − Mortgage interest: −$27,952
• − Property taxes: −$7,485
• − Insurance: −$2,495
• − Repairs & maintenance: −$4,190
• − Management: −$4,190
• − Depreciation: −$14,516
• Taxable loss: −$8,449
• Est. tax savings @ 24.0%: +$2,028
• After-tax cash flow: $2,026/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

Good 75/100 Cosmetic rehab

This three-unit residential complex in Kimberling City is in good condition with a new roof and gutters, and offers excellent visibility and accessibility. It's an excellent investment opportunity with low maintenance and potential for rental or resale value enhancement.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Landscaping — Improves curb appeal and rental value
• Both Replace outdated appliances — Modernizes the kitchen and improves rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental value ↑
• Both Replace outdated appliances — Modernizes the kitchen and improves rental 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: Reeds Spring R-IV
• NCES district ID: 2926160
• Math proficiency: 34% ▼ -3.00%
• Reading proficiency: 42% ▼ -1.00%
• Median HH income: $42,158
• Composite: 32.06/100
• National rank: #5819
• State rank: #182 of 324 in MO

Livability — Kimberling City

• Score: 69/100
• State rank: #162
• US rank: #8879

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kimberling City, MO
• Population (ZIP): 4,487

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 3%
• Common ancestry: Lithuanian 4% Italian 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Other Asian/Pacific 0%

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: ▼ -90.17%
• Current HPI: 198.5699
• 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

-14.7% since first listed

6 events — show timeline

• 2026-06-05 Listed $499,000 SOMO
• 2025-07-31 Price Changed $449,000 SOMO
• 2025-05-20 Relisted — SOMO
• 2025-05-08 Delisted — SOMO
• 2025-03-02 Listed $499,900 SOMO
• 2024-04-15 Listed $585,000 SOMO