233 Mach Ln · Rockaway Beach, MO 65740

$75,000

2 bd · 1.0 ba · 1,070 sqft · Other · 66 Days on market

Built 1980 0.48 ac lot $70/sqft · 54% 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Here's your chance to pick up a great property and make it yours! This cute A-Frame home sits on two lots and has plenty of privacy. This home is a fixer upper and does need a new septic - it is on city water. The inside is super cute with tall vaulted ceilings and a lot of windows to let natural light in. There is plenty of parking and a great yard for gardening, chickens, etc. Bring your tools and turn this one into a great home for yourself or use as an investment property. The home is being sold AS-IS and is priced accordingly.

Key facts

• Two lots
• New septic
• A lot of windows

Tags

• A-FRAME HOME
• TWO LOTS
• NEW SEPTIC
• CITY WATER
• TALL VAULTED CEILINGS
• A LOT OF WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $495 ($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: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#418 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, employment D+, schools F.
• Forsyth R-III (town): math 44% / reading 51% proficiency, ranked #78 of 324 in MO (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 99 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 331 units permitted in Taney County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($519 loan paydown + $8k 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 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

• 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 $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.60% ✓
• Cap rate: 14.22%
• Cash-on-cash: 28.31%
• DSCR: 2.26
• GRM: 5.2

CMA / ARV

• ARV (median comp): $164,500
• List price: $75,000
• Delta: -54.41%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 45.7%
• Equity multiple: 4.45×
• Total profit: $72,377
• Equity at exit: $67,566

10-year hold

• IRR: 39.7%
• Equity multiple: 9.97×
• Total profit: $188,282
• Equity at exit: $145,709

Cash invested: $21,000 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$28 /mo · $336/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $495

Break-even live

Break-even rent $573

Max offer price $75,000

Occupancy floor 54%

Sensitivity live

Price	-10% $538	-5% $517	+0% $495	+5% $474	+10% $453
Rent	-10% $401	-5% $448	+0% $495	+5% $543	+10% $590
Rate	-1.0pp $533	-0.5pp $514	base $495	+0.5pp $476	+1.0pp $456

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2529 Missouri 176 Rockaway Beach, MO	3.0	2.0	1230	$1,200	$0.98	44d	1	1.01mi

Listing history 25 events

1. 2026-06-19
   days on market $75,000 Active 66 DOM
2. 2026-06-18
   days on market $75,000 Active 65 DOM
3. 2026-06-17
   days on market $75,000 Active 64 DOM
4. 2026-06-16
   days on market $75,000 Active 63 DOM
5. 2026-06-15
   days on market $75,000 Active 62 DOM
6. 2026-06-14
   days on market $75,000 Active 60 DOM
7. 2026-06-12
   days on market $75,000 Active 59 DOM
8. 2026-06-09
   days on market $75,000 Active 56 DOM
9. 2026-06-08
   days on market $75,000 Active 55 DOM
10. 2026-06-07
    days on market $75,000 Active 54 DOM
11. 2026-06-05
    days on market $75,000 Active 51 DOM
12. 2026-06-02
    days on market $75,000 Active 49 DOM
13. 2026-06-01
    days on market $75,000 Active 48 DOM
14. 2026-05-31
    days on market $75,000 Active 47 DOM
15. 2026-05-30
    days on market $75,000 Active 46 DOM
16. 2026-04-14
    listed $75,000 Active 537-char remark

    Show marketing remark (537 chars)

    Here's your chance to pick up a great property and make it yours! This cute A-Frame home sits on two lots and has plenty of privacy. This home is a fixer upper and does need a new septic - it is on city water. The inside is super cute with tall vaulted ceilings and a lot of windows to let natural light in. There is plenty of parking and a great yard for gardening, chickens, etc. Bring your tools and turn this one into a great home for yourself or use as an investment property. The home is being sold AS-IS and is priced accordingly.

17. 2023-05-04
    soldstatus Closed 715-char remark

    Show marketing remark (715 chars)

    Experience the ultimate in lakeside living with this stunning 2-bedroom A-frame home! This gorgeous property offers the perfect blend of peaceful living and modern convenience, with a bonus room and workshop with electric that are perfect for hobbies and projects. The open concept design and soaring ceilings create a bright and spacious feel throughout the home, while the cozy bedrooms offer the perfect retreat at the end of the day. And with a quiet, secluded location in a sought-after lake community, this home offers the perfect escape from the hustle and bustle of city life. Don't miss your chance to own this incredible property - schedule your showing today and experience lakeside living at its finest!

18. 2023-04-23
    status Pending 715-char remark

    Show marketing remark (715 chars)

    Experience the ultimate in lakeside living with this stunning 2-bedroom A-frame home! This gorgeous property offers the perfect blend of peaceful living and modern convenience, with a bonus room and workshop with electric that are perfect for hobbies and projects. The open concept design and soaring ceilings create a bright and spacious feel throughout the home, while the cozy bedrooms offer the perfect retreat at the end of the day. And with a quiet, secluded location in a sought-after lake community, this home offers the perfect escape from the hustle and bustle of city life. Don't miss your chance to own this incredible property - schedule your showing today and experience lakeside living at its finest!

19. 2023-04-15
    listed $65,000 Active 715-char remark

    Show marketing remark (715 chars)

    Experience the ultimate in lakeside living with this stunning 2-bedroom A-frame home! This gorgeous property offers the perfect blend of peaceful living and modern convenience, with a bonus room and workshop with electric that are perfect for hobbies and projects. The open concept design and soaring ceilings create a bright and spacious feel throughout the home, while the cozy bedrooms offer the perfect retreat at the end of the day. And with a quiet, secluded location in a sought-after lake community, this home offers the perfect escape from the hustle and bustle of city life. Don't miss your chance to own this incredible property - schedule your showing today and experience lakeside living at its finest!

20. 2000-03-20
    soldstatus
21. 1998-12-02
    soldstatus
22. 1997-12-23
    soldstatus
23. 1994-11-15
    soldstatus
24. 1994-11-15
    soldstatus
25. 1993-01-22
    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: $336 · $28/mo
• Projected year-2 tax: $728 · $61/mo
• Expected delta: +$391/yr (+$33/mo · 116.2%)

ⓘ 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 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: $14,400
• − Mortgage interest: −$4,201
• − Property taxes: −$336
• − Insurance: −$375
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,182
• Taxable income: $5,002
• Est. tax owed @ 24.0%: −$1,200
• After-tax cash flow: $4,744/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: Forsyth R-III
• NCES district ID: 2912240
• Math proficiency: 44% ▬ 0.00%
• Reading proficiency: 51% ▼ -3.00%
• Median HH income: $35,521
• Composite: 39.31/100
• National rank: #3991
• State rank: #78 of 324 in MO

Livability — Rockaway Beach

• Score: 61/100
• State rank: #418
• US rank: #17451

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+15.4% since first listed

10 events — show timeline

• 2026-04-14 Listed $75,000 SOMO
• 2023-05-04 Sold (MLS) — SOMO
• 2023-04-23 Pending — SOMO
• 2023-04-15 Listed $65,000 SOMO
• 2000-03-20 Sold (Public Records) — Public Records
• 1998-12-02 Sold (Public Records) — Public Records
• 1997-12-23 Sold (Public Records) — Public Records
• 1994-11-15 Sold (Public Records) — Public Records
• 1994-11-15 Sold (Public Records) — Public Records
• 1993-01-22 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $336 · -20.1% YoY. Source: county tax records.