170 Rainey St · Forsyth, MO 65653

$199,900

3 bd · 2.0 ba · 1,906 sqft · Other · 94 Days on market

Built 1970 9,148 sqft lot $105/sqft · 20% below area Est $251k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.2/30.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

You'll be amazed by the stunning, expansive views of Bull Shoals Lake from this beautifully upgraded home. The elegant dining area flows seamlessly into the spacious kitchen, making it ideal for both everyday living and entertaining. The kitchen features top-of-the-line appliances, granite countertops, and a stylish backsplash that adds a modern touch. To the right of the kitchen are two comfortable guest bedrooms and a full bath. Just beyond, a full-sized laundry room includes a washer and dryer and provides convenient access to the large, fenced backyard complete with charming garden beds--perfect for relaxing or outdoor hobbies. A few steps down from the dining area leads to the impressive 340 sq. ft. primary suite, where the seller has expanded the walk-in closet and fully modernized the bathroom for a true retreat-like feel. A few steps up from the dining area, the spacious living room invites you to unwind by the stunning wood-burning fireplace or simply take in the breathtaking lake views. Step outside onto the expansive 30x18 covered deck and enjoy miles of captivating lake scenery--an ideal space for morning coffee or evening gatherings. Peace of mind comes with numerous recent upgrades including new fixtures, fresh paint, updated vanities, a newer water heater, heat pump, metal roof, sprayed-in insulation, newer windows, and well-maintained appliances. Located on a generous lot just up the hill from Shadow Rock Park and Bull Shoals Lake, this exceptional home is truly move-in ready and a rare find.

Key facts

• Covered deck
• Walk-in closet
• Modernized bathroom

Tags

• GRANITE COUNTERTOPS
• FENCED BACKYARD
• WALK-IN CLOSET
• MODERNIZED BATHROOM
• WOOD-BURNING FIREPLACE
• COVERED DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $200k.

Deal economics

• At list price, monthly cash flow is $-150 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (34.7% below list).
• Recommended offer: $131k (34.7% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 2.6% in Forsyth — 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 67/100 on livability (#220 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: health & safety C-, employment D, amenities 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: 93 active listings in the ZIP; 331 units permitted in Taney County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Taney County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y ago; this cycle's ask has dropped $15k (7%) 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 $130,555 (34.7% 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. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — 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. 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 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: 0.65% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.22%
• DSCR: 0.86
• GRM: 12.8

CMA / ARV

• ARV (median comp): $251,140
• List price: $199,900
• Delta: -20.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.8%
• Equity multiple: 0.25×
• Total profit: $-42,047
• Equity at exit: $29,806

10-year hold

• IRR: -15.7%
• Equity multiple: 0.12×
• Total profit: $-49,332
• Equity at exit: $17,284

Cash invested: $55,972 (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 65653

• Home prices YoY: -16.9%
• Active inventory: 93
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,306 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$50 /mo · $597/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $-150

Break-even live

Break-even rent $1,495

Max offer price $173,409

Occupancy floor —

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-05-16
   status Pending 1533-char remark

   Show marketing remark (1533 chars)

   You'll be amazed by the stunning, expansive views of Bull Shoals Lake from this beautifully upgraded home. The elegant dining area flows seamlessly into the spacious kitchen, making it ideal for both everyday living and entertaining. The kitchen features top-of-the-line appliances, granite countertops, and a stylish backsplash that adds a modern touch. To the right of the kitchen are two comfortable guest bedrooms and a full bath. Just beyond, a full-sized laundry room includes a washer and dryer and provides convenient access to the large, fenced backyard complete with charming garden beds--perfect for relaxing or outdoor hobbies. A few steps down from the dining area leads to the impressive 340 sq. ft. primary suite, where the seller has expanded the walk-in closet and fully modernized the bathroom for a true retreat-like feel. A few steps up from the dining area, the spacious living room invites you to unwind by the stunning wood-burning fireplace or simply take in the breathtaking lake views. Step outside onto the expansive 30x18 covered deck and enjoy miles of captivating lake scenery--an ideal space for morning coffee or evening gatherings. Peace of mind comes with numerous recent upgrades including new fixtures, fresh paint, updated vanities, a newer water heater, heat pump, metal roof, sprayed-in insulation, newer windows, and well-maintained appliances. Located on a generous lot just up the hill from Shadow Rock Park and Bull Shoals Lake, this exceptional home is truly move-in ready and a rare find.

2. 2026-05-10
   price $199,900 1533-char remark

   Show marketing remark (1533 chars)

   You'll be amazed by the stunning, expansive views of Bull Shoals Lake from this beautifully upgraded home. The elegant dining area flows seamlessly into the spacious kitchen, making it ideal for both everyday living and entertaining. The kitchen features top-of-the-line appliances, granite countertops, and a stylish backsplash that adds a modern touch. To the right of the kitchen are two comfortable guest bedrooms and a full bath. Just beyond, a full-sized laundry room includes a washer and dryer and provides convenient access to the large, fenced backyard complete with charming garden beds--perfect for relaxing or outdoor hobbies. A few steps down from the dining area leads to the impressive 340 sq. ft. primary suite, where the seller has expanded the walk-in closet and fully modernized the bathroom for a true retreat-like feel. A few steps up from the dining area, the spacious living room invites you to unwind by the stunning wood-burning fireplace or simply take in the breathtaking lake views. Step outside onto the expansive 30x18 covered deck and enjoy miles of captivating lake scenery--an ideal space for morning coffee or evening gatherings. Peace of mind comes with numerous recent upgrades including new fixtures, fresh paint, updated vanities, a newer water heater, heat pump, metal roof, sprayed-in insulation, newer windows, and well-maintained appliances. Located on a generous lot just up the hill from Shadow Rock Park and Bull Shoals Lake, this exceptional home is truly move-in ready and a rare find.

3. 2026-04-20
   status Active 1533-char remark

   Show marketing remark (1533 chars)

   You'll be amazed by the stunning, expansive views of Bull Shoals Lake from this beautifully upgraded home. The elegant dining area flows seamlessly into the spacious kitchen, making it ideal for both everyday living and entertaining. The kitchen features top-of-the-line appliances, granite countertops, and a stylish backsplash that adds a modern touch. To the right of the kitchen are two comfortable guest bedrooms and a full bath. Just beyond, a full-sized laundry room includes a washer and dryer and provides convenient access to the large, fenced backyard complete with charming garden beds--perfect for relaxing or outdoor hobbies. A few steps down from the dining area leads to the impressive 340 sq. ft. primary suite, where the seller has expanded the walk-in closet and fully modernized the bathroom for a true retreat-like feel. A few steps up from the dining area, the spacious living room invites you to unwind by the stunning wood-burning fireplace or simply take in the breathtaking lake views. Step outside onto the expansive 30x18 covered deck and enjoy miles of captivating lake scenery--an ideal space for morning coffee or evening gatherings. Peace of mind comes with numerous recent upgrades including new fixtures, fresh paint, updated vanities, a newer water heater, heat pump, metal roof, sprayed-in insulation, newer windows, and well-maintained appliances. Located on a generous lot just up the hill from Shadow Rock Park and Bull Shoals Lake, this exceptional home is truly move-in ready and a rare find.

4. 2026-04-15
   status Pending 1533-char remark

   Show marketing remark (1533 chars)

   You'll be amazed by the stunning, expansive views of Bull Shoals Lake from this beautifully upgraded home. The elegant dining area flows seamlessly into the spacious kitchen, making it ideal for both everyday living and entertaining. The kitchen features top-of-the-line appliances, granite countertops, and a stylish backsplash that adds a modern touch. To the right of the kitchen are two comfortable guest bedrooms and a full bath. Just beyond, a full-sized laundry room includes a washer and dryer and provides convenient access to the large, fenced backyard complete with charming garden beds--perfect for relaxing or outdoor hobbies. A few steps down from the dining area leads to the impressive 340 sq. ft. primary suite, where the seller has expanded the walk-in closet and fully modernized the bathroom for a true retreat-like feel. A few steps up from the dining area, the spacious living room invites you to unwind by the stunning wood-burning fireplace or simply take in the breathtaking lake views. Step outside onto the expansive 30x18 covered deck and enjoy miles of captivating lake scenery--an ideal space for morning coffee or evening gatherings. Peace of mind comes with numerous recent upgrades including new fixtures, fresh paint, updated vanities, a newer water heater, heat pump, metal roof, sprayed-in insulation, newer windows, and well-maintained appliances. Located on a generous lot just up the hill from Shadow Rock Park and Bull Shoals Lake, this exceptional home is truly move-in ready and a rare find.

5. 2026-02-24
   price $209,000 1533-char remark

   Show marketing remark (1533 chars)

   You'll be amazed by the stunning, expansive views of Bull Shoals Lake from this beautifully upgraded home. The elegant dining area flows seamlessly into the spacious kitchen, making it ideal for both everyday living and entertaining. The kitchen features top-of-the-line appliances, granite countertops, and a stylish backsplash that adds a modern touch. To the right of the kitchen are two comfortable guest bedrooms and a full bath. Just beyond, a full-sized laundry room includes a washer and dryer and provides convenient access to the large, fenced backyard complete with charming garden beds--perfect for relaxing or outdoor hobbies. A few steps down from the dining area leads to the impressive 340 sq. ft. primary suite, where the seller has expanded the walk-in closet and fully modernized the bathroom for a true retreat-like feel. A few steps up from the dining area, the spacious living room invites you to unwind by the stunning wood-burning fireplace or simply take in the breathtaking lake views. Step outside onto the expansive 30x18 covered deck and enjoy miles of captivating lake scenery--an ideal space for morning coffee or evening gatherings. Peace of mind comes with numerous recent upgrades including new fixtures, fresh paint, updated vanities, a newer water heater, heat pump, metal roof, sprayed-in insulation, newer windows, and well-maintained appliances. Located on a generous lot just up the hill from Shadow Rock Park and Bull Shoals Lake, this exceptional home is truly move-in ready and a rare find.

6. 2026-02-04
   listed $215,000 Active 1533-char remark

   Show marketing remark (1533 chars)

   You'll be amazed by the stunning, expansive views of Bull Shoals Lake from this beautifully upgraded home. The elegant dining area flows seamlessly into the spacious kitchen, making it ideal for both everyday living and entertaining. The kitchen features top-of-the-line appliances, granite countertops, and a stylish backsplash that adds a modern touch. To the right of the kitchen are two comfortable guest bedrooms and a full bath. Just beyond, a full-sized laundry room includes a washer and dryer and provides convenient access to the large, fenced backyard complete with charming garden beds--perfect for relaxing or outdoor hobbies. A few steps down from the dining area leads to the impressive 340 sq. ft. primary suite, where the seller has expanded the walk-in closet and fully modernized the bathroom for a true retreat-like feel. A few steps up from the dining area, the spacious living room invites you to unwind by the stunning wood-burning fireplace or simply take in the breathtaking lake views. Step outside onto the expansive 30x18 covered deck and enjoy miles of captivating lake scenery--an ideal space for morning coffee or evening gatherings. Peace of mind comes with numerous recent upgrades including new fixtures, fresh paint, updated vanities, a newer water heater, heat pump, metal roof, sprayed-in insulation, newer windows, and well-maintained appliances. Located on a generous lot just up the hill from Shadow Rock Park and Bull Shoals Lake, this exceptional home is truly move-in ready and a rare find.

7. 2024-07-01
   soldstatus
8. 2024-06-28
   soldstatus Closed 1624-char remark

   Show marketing remark (1624 chars)

   You will be amazed by the stunning and expansive views of Bull Shoals Lake from this immaculate home. Upon entering, you will immediately notice the impeccable cleanliness and numerous upgrades starting with the elegant dining area and spacious kitchen, perfect for entertaining. The kitchen boasts top-of-the-line appliances, beautiful granite countertops, and a stylish backsplash. To the right, you will find two guest bedrooms and a full bathroom. Adjacent to the kitchen is a full-sized laundry room complete with a washer, dryer, and access to the large backyard, enclosed by a wood privacy fence and featuring charming garden beds. Just a few steps down from the dining area, you will discover a magnificent 340sqft primary suite. The seller has expanded the walk-in closet and modernized the entire bathroom. As you ascend a few steps from the dining area, you will enter the spacious living room where you can cozy up to the stunning wood-burning fireplace or relax on the couch while enjoying the breathtaking views. Step out onto the impressive 30x18 covered deck and indulge in the captivating lake views that stretch for miles. Your mind will be at ease knowing the seller has added numerous new items, including new fixtures, fresh paint, updated vanities, a newer water heater, a 4.5-year-old heat pump, a metal roof, sprayed-in new insulation, 5.5-year-old kitchen appliances/washer & dryer, a 2-year-old grinder pump, and new upper-level windows. Don't miss the opportunity to see this beautifully presented home situated on a spacious lot, just up the hill from Shadow Rock Park and Bull Shoals Lake.

9. 2024-05-19
   status Pending 1624-char remark

   Show marketing remark (1624 chars)

   You will be amazed by the stunning and expansive views of Bull Shoals Lake from this immaculate home. Upon entering, you will immediately notice the impeccable cleanliness and numerous upgrades starting with the elegant dining area and spacious kitchen, perfect for entertaining. The kitchen boasts top-of-the-line appliances, beautiful granite countertops, and a stylish backsplash. To the right, you will find two guest bedrooms and a full bathroom. Adjacent to the kitchen is a full-sized laundry room complete with a washer, dryer, and access to the large backyard, enclosed by a wood privacy fence and featuring charming garden beds. Just a few steps down from the dining area, you will discover a magnificent 340sqft primary suite. The seller has expanded the walk-in closet and modernized the entire bathroom. As you ascend a few steps from the dining area, you will enter the spacious living room where you can cozy up to the stunning wood-burning fireplace or relax on the couch while enjoying the breathtaking views. Step out onto the impressive 30x18 covered deck and indulge in the captivating lake views that stretch for miles. Your mind will be at ease knowing the seller has added numerous new items, including new fixtures, fresh paint, updated vanities, a newer water heater, a 4.5-year-old heat pump, a metal roof, sprayed-in new insulation, 5.5-year-old kitchen appliances/washer & dryer, a 2-year-old grinder pump, and new upper-level windows. Don't miss the opportunity to see this beautifully presented home situated on a spacious lot, just up the hill from Shadow Rock Park and Bull Shoals Lake.

10. 2024-05-07
    status Active 1624-char remark

    Show marketing remark (1624 chars)

    You will be amazed by the stunning and expansive views of Bull Shoals Lake from this immaculate home. Upon entering, you will immediately notice the impeccable cleanliness and numerous upgrades starting with the elegant dining area and spacious kitchen, perfect for entertaining. The kitchen boasts top-of-the-line appliances, beautiful granite countertops, and a stylish backsplash. To the right, you will find two guest bedrooms and a full bathroom. Adjacent to the kitchen is a full-sized laundry room complete with a washer, dryer, and access to the large backyard, enclosed by a wood privacy fence and featuring charming garden beds. Just a few steps down from the dining area, you will discover a magnificent 340sqft primary suite. The seller has expanded the walk-in closet and modernized the entire bathroom. As you ascend a few steps from the dining area, you will enter the spacious living room where you can cozy up to the stunning wood-burning fireplace or relax on the couch while enjoying the breathtaking views. Step out onto the impressive 30x18 covered deck and indulge in the captivating lake views that stretch for miles. Your mind will be at ease knowing the seller has added numerous new items, including new fixtures, fresh paint, updated vanities, a newer water heater, a 4.5-year-old heat pump, a metal roof, sprayed-in new insulation, 5.5-year-old kitchen appliances/washer & dryer, a 2-year-old grinder pump, and new upper-level windows. Don't miss the opportunity to see this beautifully presented home situated on a spacious lot, just up the hill from Shadow Rock Park and Bull Shoals Lake.

11. 2024-03-29
    status Pending 1624-char remark

    Show marketing remark (1624 chars)

    You will be amazed by the stunning and expansive views of Bull Shoals Lake from this immaculate home. Upon entering, you will immediately notice the impeccable cleanliness and numerous upgrades starting with the elegant dining area and spacious kitchen, perfect for entertaining. The kitchen boasts top-of-the-line appliances, beautiful granite countertops, and a stylish backsplash. To the right, you will find two guest bedrooms and a full bathroom. Adjacent to the kitchen is a full-sized laundry room complete with a washer, dryer, and access to the large backyard, enclosed by a wood privacy fence and featuring charming garden beds. Just a few steps down from the dining area, you will discover a magnificent 340sqft primary suite. The seller has expanded the walk-in closet and modernized the entire bathroom. As you ascend a few steps from the dining area, you will enter the spacious living room where you can cozy up to the stunning wood-burning fireplace or relax on the couch while enjoying the breathtaking views. Step out onto the impressive 30x18 covered deck and indulge in the captivating lake views that stretch for miles. Your mind will be at ease knowing the seller has added numerous new items, including new fixtures, fresh paint, updated vanities, a newer water heater, a 4.5-year-old heat pump, a metal roof, sprayed-in new insulation, 5.5-year-old kitchen appliances/washer & dryer, a 2-year-old grinder pump, and new upper-level windows. Don't miss the opportunity to see this beautifully presented home situated on a spacious lot, just up the hill from Shadow Rock Park and Bull Shoals Lake.

12. 2024-03-16
    listed $209,900 Active 1624-char remark

    Show marketing remark (1624 chars)

    You will be amazed by the stunning and expansive views of Bull Shoals Lake from this immaculate home. Upon entering, you will immediately notice the impeccable cleanliness and numerous upgrades starting with the elegant dining area and spacious kitchen, perfect for entertaining. The kitchen boasts top-of-the-line appliances, beautiful granite countertops, and a stylish backsplash. To the right, you will find two guest bedrooms and a full bathroom. Adjacent to the kitchen is a full-sized laundry room complete with a washer, dryer, and access to the large backyard, enclosed by a wood privacy fence and featuring charming garden beds. Just a few steps down from the dining area, you will discover a magnificent 340sqft primary suite. The seller has expanded the walk-in closet and modernized the entire bathroom. As you ascend a few steps from the dining area, you will enter the spacious living room where you can cozy up to the stunning wood-burning fireplace or relax on the couch while enjoying the breathtaking views. Step out onto the impressive 30x18 covered deck and indulge in the captivating lake views that stretch for miles. Your mind will be at ease knowing the seller has added numerous new items, including new fixtures, fresh paint, updated vanities, a newer water heater, a 4.5-year-old heat pump, a metal roof, sprayed-in new insulation, 5.5-year-old kitchen appliances/washer & dryer, a 2-year-old grinder pump, and new upper-level windows. Don't miss the opportunity to see this beautifully presented home situated on a spacious lot, just up the hill from Shadow Rock Park and Bull Shoals Lake.

13. 2018-07-09
    soldstatus
14. 2018-07-09
    soldstatus
15. 2018-02-15
    listed $117,000
16. 2016-10-17
    soldstatus
17. 2016-09-27
    listed $22,400
18. 2016-05-06
    soldstatus
19. 2014-08-05
    listed $59,000
20. 2011-06-01
    soldstatus
21. 2006-08-25
    soldstatus
22. 2005-12-13
    soldstatus
23. 1988-07-27
    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: $597 · $50/mo
• Projected year-2 tax: $1,939 · $162/mo
• Expected delta: +$1,342/yr (+$112/mo · 224.8%)

ⓘ 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 4/10 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: $15,667
• − Mortgage interest: −$11,198
• − Property taxes: −$597
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$5,815
• Taxable loss: −$5,449
• Est. tax savings @ 24.0%: +$1,308
• After-tax cash flow: $-492/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 — Forsyth

• Score: 67/100
• State rank: #220
• US rank: #10860

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forsyth, MO
• Population (ZIP): 5,956

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 (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Romanian 3% Serbian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -48.53%
• Current HPI: 238.0939
• 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

+238.8% since first listed

23 events — show timeline

• 2026-05-16 Pending — SOMO
• 2026-05-10 Price Changed $199,900 SOMO
• 2026-04-20 Relisted — SOMO
• 2026-04-15 Pending — SOMO
• 2026-02-24 Price Changed $209,000 SOMO
• 2026-02-04 Listed $215,000 SOMO
• 2024-07-01 Sold (Public Records) — Public Records
• 2024-06-28 Sold (MLS) — SOMO
• 2024-05-19 Pending — SOMO
• 2024-05-07 Relisted — SOMO
• 2024-03-29 Pending — SOMO
• 2024-03-16 Listed $209,900 SOMO
• 2018-07-09 Sold (Public Records) — Public Records
• 2018-07-09 Sold (MLS) — SOMO
• 2018-02-15 Listed $117,000 SOMO
• 2016-10-17 Sold (MLS) — SOMO
• 2016-09-27 Listed $22,400 SOMO
• 2016-05-06 Sold (Public Records) — Public Records
• 2014-08-05 Listed $59,000 SOMO
• 2011-06-01 Sold (Public Records) — Public Records
• 2006-08-25 Sold (Public Records) — Public Records
• 2005-12-13 Sold (Public Records) — Public Records
• 1988-07-27 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $597 · +1.6% YoY. Source: county tax records.