60 Belle Hvn · Kimberling City, MO 65656

$199,000

3 bd · 2.0 ba · 1,800 sqft · Manufactured · 468 Days on market

Built 1994 0.55 ac lot $111/sqft · 42% below area Est $345k · 42% 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
• Appreciation +10.0/10.0
• Cash flow +5.4/30.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Are you looking for your lake-community home or getaway. This property has everything you are looking for. Included in this 3 bedroom 2 bath home are a list of upgrades including new windows, doors, flooring, kitchen cabinets, appliances, water heater, water softener, reverse osmosis, furnace, and so much more. See complete list for details. Enjoy the open concept living/dining/kitchen for entertaining or expand your morning coffee on the enclosed front porch or covered back deck and check out the storage. Outside find a 20 x 30 garage/workshop in addition to Boat carport and an additional shed for all your lake toys. Additionally an 8 x 20 boat slip with lift, locker with swim deck available for $20,000. Walk or drive to the lake every day and start enjoying your lake-living life today! Set up your private showing today.

Key facts

• New doors
• Lake community home
• New flooring

Tags

• LAKE COMMUNITY HOME
• NEW WINDOWS
• NEW DOORS
• NEW FLOORING
• NEW KITCHEN CABINETS
• NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $-429 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (31.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (39.8% below list).
• Recommended offer: $120k (39.8% below list) — sets the bar for 1% rule.
• Cap rate 3.7% 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: 120 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 $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Stone County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 468 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $100k (33%) 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 $119,731 (39.8% 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 468 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.60% ✗
• Cap rate: 3.70%
• Cash-on-cash: -9.25%
• DSCR: 0.59
• GRM: 13.9

CMA / ARV

• ARV (median comp): $345,000
• List price: $199,000
• Delta: -42.32%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.8%
• Equity multiple: 2.45×
• Total profit: $81,052
• Equity at exit: $179,275

10-year hold

• IRR: 16.7%
• Equity multiple: 5.67×
• Total profit: $260,226
• Equity at exit: $386,613

Cash invested: $55,720 (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 65656

• Home prices YoY: 11.7%
• Active inventory: 120
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $1,197 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-429

Break-even live

Break-even rent $1,741

Max offer price $136,870

Occupancy floor —

Sensitivity live

Price	-10% $-292	-5% $-361	+0% $-429	+5% $-498	+10% $-567
Rent	-10% $-524	-5% $-477	+0% $-429	+5% $-382	+10% $-335
Rate	-1.0pp $-329	-0.5pp $-379	base $-429	+0.5pp $-481	+1.0pp $-533

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-12
   statusdays on market $199,000 Pending 468 DOM
2. 2026-06-09
   days on market $199,000 Active 467 DOM
3. 2026-06-08
   days on market $199,000 Active 466 DOM
4. 2026-06-07
   days on market $199,000 Active 465 DOM
5. 2026-06-05
   days on market $199,000 Active 462 DOM
6. 2026-06-03
   days on market $199,000 Active 461 DOM
7. 2026-06-03
   pricedays on market $199,000 Active 460 DOM
8. 2026-06-01
   days on market $229,000 Active 459 DOM
9. 2026-05-31
   days on market $229,000 Active 458 DOM
10. 2026-05-30
    days on market $229,000 Active 457 DOM
11. 2026-01-08
    price $229,000 834-char remark

    Show marketing remark (834 chars)

    Are you looking for your lake-community home or getaway. This property has everything you are looking for. Included in this 3 bedroom 2 bath home are a list of upgrades including new windows, doors, flooring, kitchen cabinets, appliances, water heater, water softener, reverse osmosis, furnace, and so much more. See complete list for details. Enjoy the open concept living/dining/kitchen for entertaining or expand your morning coffee on the enclosed front porch or covered back deck and check out the storage. Outside find a 20 x 30 garage/workshop in addition to Boat carport and an additional shed for all your lake toys. Additionally an 8 x 20 boat slip with lift, locker with swim deck available for $20,000. Walk or drive to the lake every day and start enjoying your lake-living life today! Set up your private showing today.

12. 2026-01-08
    status Active 834-char remark

    Show marketing remark (834 chars)

    Are you looking for your lake-community home or getaway. This property has everything you are looking for. Included in this 3 bedroom 2 bath home are a list of upgrades including new windows, doors, flooring, kitchen cabinets, appliances, water heater, water softener, reverse osmosis, furnace, and so much more. See complete list for details. Enjoy the open concept living/dining/kitchen for entertaining or expand your morning coffee on the enclosed front porch or covered back deck and check out the storage. Outside find a 20 x 30 garage/workshop in addition to Boat carport and an additional shed for all your lake toys. Additionally an 8 x 20 boat slip with lift, locker with swim deck available for $20,000. Walk or drive to the lake every day and start enjoying your lake-living life today! Set up your private showing today.

13. 2025-09-24
    price $249,000 834-char remark

    Show marketing remark (834 chars)

    Are you looking for your lake-community home or getaway. This property has everything you are looking for. Included in this 3 bedroom 2 bath home are a list of upgrades including new windows, doors, flooring, kitchen cabinets, appliances, water heater, water softener, reverse osmosis, furnace, and so much more. See complete list for details. Enjoy the open concept living/dining/kitchen for entertaining or expand your morning coffee on the enclosed front porch or covered back deck and check out the storage. Outside find a 20 x 30 garage/workshop in addition to Boat carport and an additional shed for all your lake toys. Additionally an 8 x 20 boat slip with lift, locker with swim deck available for $20,000. Walk or drive to the lake every day and start enjoying your lake-living life today! Set up your private showing today.

14. 2025-08-14
    price $275,000 834-char remark

    Show marketing remark (834 chars)

    Are you looking for your lake-community home or getaway. This property has everything you are looking for. Included in this 3 bedroom 2 bath home are a list of upgrades including new windows, doors, flooring, kitchen cabinets, appliances, water heater, water softener, reverse osmosis, furnace, and so much more. See complete list for details. Enjoy the open concept living/dining/kitchen for entertaining or expand your morning coffee on the enclosed front porch or covered back deck and check out the storage. Outside find a 20 x 30 garage/workshop in addition to Boat carport and an additional shed for all your lake toys. Additionally an 8 x 20 boat slip with lift, locker with swim deck available for $20,000. Walk or drive to the lake every day and start enjoying your lake-living life today! Set up your private showing today.

15. 2025-06-25
    price $289,000 834-char remark

    Show marketing remark (834 chars)

    Are you looking for your lake-community home or getaway. This property has everything you are looking for. Included in this 3 bedroom 2 bath home are a list of upgrades including new windows, doors, flooring, kitchen cabinets, appliances, water heater, water softener, reverse osmosis, furnace, and so much more. See complete list for details. Enjoy the open concept living/dining/kitchen for entertaining or expand your morning coffee on the enclosed front porch or covered back deck and check out the storage. Outside find a 20 x 30 garage/workshop in addition to Boat carport and an additional shed for all your lake toys. Additionally an 8 x 20 boat slip with lift, locker with swim deck available for $20,000. Walk or drive to the lake every day and start enjoying your lake-living life today! Set up your private showing today.

16. 2025-02-27
    listed $299,000 Active 834-char remark

    Show marketing remark (834 chars)

    Are you looking for your lake-community home or getaway. This property has everything you are looking for. Included in this 3 bedroom 2 bath home are a list of upgrades including new windows, doors, flooring, kitchen cabinets, appliances, water heater, water softener, reverse osmosis, furnace, and so much more. See complete list for details. Enjoy the open concept living/dining/kitchen for entertaining or expand your morning coffee on the enclosed front porch or covered back deck and check out the storage. Outside find a 20 x 30 garage/workshop in addition to Boat carport and an additional shed for all your lake toys. Additionally an 8 x 20 boat slip with lift, locker with swim deck available for $20,000. Walk or drive to the lake every day and start enjoying your lake-living life today! Set up your private showing today.

17. 2019-06-10
    soldstatus 583-char remark

    Show marketing remark (583 chars)

    WHAT A GREAT PRICE FOR THIS SIZE HOME AND 1/2 ACRE LOT ON TABLE ROCK LAKE!! Priced to allow some needed updating and WOW what a property this will be!! Just a hop, skip, and a jump to the water! 3 Bed, 2 Bath, 1800 sf, 2 Car Detached Garage, 1 car carport, and outbuilding! This home offers plenty of interior space, storage for all vehicles and lake toys, a gardening area, a sunroom, screened in porch, and covered deck for outdoor entertaining!! Home is located on a dead end street, has trees for privacy, yet close to lake for all activities!! Boat slip available for extra $$$.

18. 2018-03-24
    listed $124,900 583-char remark

    Show marketing remark (583 chars)

    WHAT A GREAT PRICE FOR THIS SIZE HOME AND 1/2 ACRE LOT ON TABLE ROCK LAKE!! Priced to allow some needed updating and WOW what a property this will be!! Just a hop, skip, and a jump to the water! 3 Bed, 2 Bath, 1800 sf, 2 Car Detached Garage, 1 car carport, and outbuilding! This home offers plenty of interior space, storage for all vehicles and lake toys, a gardening area, a sunroom, screened in porch, and covered deck for outdoor entertaining!! Home is located on a dead end street, has trees for privacy, yet close to lake for all activities!! Boat slip available for extra $$$.

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,368
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$5,789
• Taxable loss: −$8,847
• Est. tax savings @ 24.0%: +$2,123
• After-tax cash flow: $-3,029/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: 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

• Population (ZIP): 5,224

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Portuguese 2% Serbian 2% Romanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

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: ▲ 30.17%
• Current HPI: 288.99
• 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

+83.3% since first listed

8 events — show timeline

• 2026-01-08 Price Changed $229,000 SOMO
• 2026-01-08 Relisted — SOMO
• 2025-09-24 Price Changed $249,000 SOMO
• 2025-08-14 Price Changed $275,000 SOMO
• 2025-06-25 Price Changed $289,000 SOMO
• 2025-02-27 Listed $299,000 SOMO
• 2019-06-10 Sold (MLS) — SOMO
• 2018-03-24 Listed $124,900 SOMO

Property tax history

+1.4%/yr

Latest (2025): $348 · -0.0% YoY. Source: county tax records.