180 Grace Chapel Rd. Unit 243 · Blue Eye, MO 65611

$78,900

1 bd · 1.0 ba · 624 sqft · Condo · 138 Days on market

Built 2007 Good condition $126/sqft · at area comps Est $83k · at est. $150/mo HOA · 11% of rent ↓ 19% since listing

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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
• ARV discount +9.7/15.0
• Appreciation +6.3/10.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

NEW PRICE DROP!! 1 Bedroom - 1 Bath Vacation Rental Condo (Being Sold Turn-Key with extra nice furnishings!! and with a washer and dryer too!) Modestly Priced Getaway or Vacation Rental Income Producer - OR BOTH!! Nicely Furnished with a balcony and an outside view!. Take the elevator to the second floor! Amenities include: General Store, Hair Salon, Restaurant, Common (Filming) Area and Dog Park. Dogwood Canyon, Big Cedar Lodge and all that Branson has to offer are close by! Table Rock Lake is not far away too! 1031 Tax-Free Exchange $ is OK!

Key facts

• Dog park
• Table rock lake
• Turn-key

Tags

• TURN-KEY
• VIEW OF THE CENTER COURTYARD
• ELEVATOR TO THE THIRD FLOOR
• DOG PARK
• TABLE ROCK LAKE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $79k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 4.0% in Blue Eye — 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 (#449 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: health & safety C-, schools D, crime F.
• Blue Eye R-V (rural): math 41% / reading 47% proficiency, ranked #107 of 324 in MO (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 91 active listings in the ZIP; 191 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($545 loan paydown + $2k appreciation (2.6% local appreciation)).
• Stone County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $69,432 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.69% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.41%
• DSCR: 1.86
• GRM: 4.9

CMA / ARV

• ARV (median comp): $82,940
• List price: $78,900
• Delta: -4.87%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Projected returns pro-forma

2.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 2.40×
• Total profit: $30,867
• Equity at exit: $33,866

10-year hold

• IRR: 26.2%
• Equity multiple: 4.62×
• Total profit: $80,058
• Equity at exit: $50,972

Cash invested: $22,092 (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 65611

• Home prices YoY: 1.3%
• Active inventory: 91
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,333 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,184/yr
• Insurance: −$33
• HOA: −$150
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $357

Break-even live

Break-even rent $880

Max offer price $78,900

Occupancy floor 68%

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: $19,725
• Closing costs: $2,367
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $150 · $1,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-12
   statusdays on market $78,900 Pending 138 DOM
2. 2026-06-09
   days on market $78,900 Active 137 DOM
3. 2026-06-08
   days on market $78,900 Active 136 DOM
4. 2026-06-07
   days on market $78,900 Active 135 DOM
5. 2026-06-05
   days on market $78,900 Active 132 DOM
6. 2026-06-03
   days on market $78,900 Active 131 DOM
7. 2026-06-02
   days on market $78,900 Active 130 DOM
8. 2026-06-01
   days on market $78,900 Active 129 DOM
9. 2026-05-31
   days on market $78,900 Active 128 DOM
10. 2026-05-30
    days on market $78,900 Active 127 DOM
11. 2026-03-20
    price $78,900 549-char remark

    Show marketing remark (549 chars)

    NEW PRICE DROP!! 1 Bedroom - 1 Bath Vacation Rental Condo (Being Sold Turn-Key with extra nice furnishings!! and with a washer and dryer too!) Modestly Priced Getaway or Vacation Rental Income Producer - OR BOTH!! Nicely Furnished with a balcony and an outside view!. Take the elevator to the second floor! Amenities include: General Store, Hair Salon, Restaurant, Common (Filming) Area and Dog Park. Dogwood Canyon, Big Cedar Lodge and all that Branson has to offer are close by! Table Rock Lake is not far away too! 1031 Tax-Free Exchange $ is OK!

12. 2026-01-23
    listed $79,500 Active 549-char remark

    Show marketing remark (549 chars)

    NEW PRICE DROP!! 1 Bedroom - 1 Bath Vacation Rental Condo (Being Sold Turn-Key with extra nice furnishings!! and with a washer and dryer too!) Modestly Priced Getaway or Vacation Rental Income Producer - OR BOTH!! Nicely Furnished with a balcony and an outside view!. Take the elevator to the second floor! Amenities include: General Store, Hair Salon, Restaurant, Common (Filming) Area and Dog Park. Dogwood Canyon, Big Cedar Lodge and all that Branson has to offer are close by! Table Rock Lake is not far away too! 1031 Tax-Free Exchange $ is OK!

13. 2025-10-02
    listed $87,500 Active
14. 2014-11-10
    soldstatus
15. 2014-10-09
    listed $97,000
16. 2013-11-14
    listed $97,200

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

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 ≥104°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: $15,990
• − Mortgage interest: −$4,420
• − Property taxes: −$1,184
• − Insurance: −$394
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − HOA: −$1,800
• − Depreciation: −$2,295
• Taxable income: $3,339
• Est. tax owed @ 24.0%: −$801
• After-tax cash flow: $3,488/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 · 12 photos

Good 75/100 Cosmetic rehab

This turn-key condo is in good condition with minor repairs needed in the kitchen. Fresh paint and updated cabinets would significantly enhance its value.

Repairs flagged

• Minor kitchen cabinets — Worn appearance
• Minor kitchen countertops — Need cleaning

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn kitchen cabinets — New cabinets improve functionality and appearance
• Both Replace worn kitchen countertops — New countertops improve functionality and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Worn appearance	Minor	$500–3,000
kitchen countertops · Need cleaning	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn kitchen cabinets — New cabinets improve functionality and appearance ↑
• Both Replace worn kitchen countertops — New countertops improve functionality and appearance ↑

ⓘ 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: Blue Eye R-V
• NCES district ID: 2905280
• Math proficiency: 41% ▲ 3.00%
• Reading proficiency: 47% ▼ -5.00%
• Median HH income: $42,591
• Composite: 37.08/100
• National rank: #4500
• State rank: #107 of 324 in MO

Livability — Blue Eye

• Score: 61/100
• State rank: #449
• US rank: #18289

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blue Eye, MO
• Population (ZIP): 1,784

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 1%
• Common ancestry: Lithuanian 6% Romanian 4% Slovak 2%
• Foreign-born: 1% · Canada

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: ▲ 2.63%
• Current HPI: 204.4936
• 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

-18.8% since first listed

6 events — show timeline

• 2026-03-20 Price Changed $78,900 SOMO
• 2026-01-23 Listed $79,500 SOMO
• 2025-10-02 Listed $87,500 SOMO
• 2014-11-10 Sold (MLS) — SOMO
• 2014-10-09 Listed $97,000 SOMO
• 2013-11-14 Listed $97,200 SOMO