178 Pine Rd · Rockaway Beach, MO 65740

$189,000

3 bd · 2.0 ba · 1,822 sqft · Manufactured · 12 Days on market

Manufactured home Built 2002 8,712 sqft lot Est $220k · 14% 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 +13.9/15.0
• Appreciation +10.0/10.0
• Cash flow +5.4/30.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Located in Rockaway Beach just minutes from Branson, this recently updated 3 bedroom, 2 bath home offers the perfect combination of value, convenience, and modern upgrades! With approximately 1,800 square feet of living space on a corner lot, this property is ideal for a first-time homebuyer, vacation home, or investment opportunity. Step inside to discover a beautifully renovated interior featuring fresh paint, new carpet, updated fixtures, and a completely remodeled kitchen with brand-new appliances, new cabinetry, and granite countertops. Major exterior improvements include new double-pane windows and freshly painted exterior surfaces, providing both curb appeal and energy efficiency. En

Key facts

• Remodeled kitchen
• Updated interior
• Wrap-around deck

Tags

• UPDATED INTERIOR
• REMODELED KITCHEN
• NEW DOUBLE-PANE WINDOWS
• WRAP-AROUND DECK
• MATURE SHADE TREES

Property features AI

Exterior

• Parking: Driveway with gravel surface
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Manufactured on land residential home; One level
• Construction: Wood siding; Block foundation; Composition roof; Built on a 0.2-acre lot (approx. 114.9 x 75.5)
• Exterior features: Deck; Shed(s); Corner lot with few trees; Chip-and-seal road frontage on a public, city-maintained street

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher; Microwave; Granite counters
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat and air; Electric heating; Forced air; Heat pump; Ceiling fan(s)
• Interior features: Granite counters; Insulated, double-pane windows; Smoke detector(s)
• Laundry & utility: Laundry on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $189k.

Deal economics

• At list price, monthly cash flow is $-408 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (38.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $92k (51.1% below list).
• Recommended offer: $92k (51.1% below list) — sets the bar for 1% rule.
• Cap rate 3.7% vs local median 2.5% in Rockaway Beach — 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 (#418 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, employment D+, crime F.
• Branson R-IV (rural): math 48% / reading 52% proficiency, ranked #44 of 324 in MO (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Buchanan Elementary (math 62% / reading 67%, grade B, #70 of 1,115 statewide, top 8%, 594 students, 54% FRL); Branson Jr. High (math 48% / reading 49%, grade C-, #81 of 391 statewide, top 21%, 724 students, 51% FRL); Branson High (math 42% / reading 56%, grade D, #145 of 521 statewide, top 28%, 1,423 students, 46% FRL) — zoned schools at 50% FRL track the district average.
• 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 $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Taney County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

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 $92,400 (51.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.49% ✗
• Cap rate: 3.70%
• Cash-on-cash: -9.26%
• DSCR: 0.59
• GRM: 17.0

CMA / ARV

• ARV (on-the-fly): $220,462
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
248 Wildflower Ave	0.33mi	4/2.0 (+1)	1,858 (+2%)	13mo	$224,000	$121	65
167 Honey Ln	0.75mi	3/2.0	1,568 (-14%)	14mo	$110,000	$70	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

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: $76,836
• Equity at exit: $170,266

10-year hold

• IRR: 16.6%
• Equity multiple: 5.66×
• Total profit: $246,545
• Equity at exit: $367,185

Cash invested: $52,920 (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: 17.0×

Monthly cashflow live

• Estimated rent: $924 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$68 /mo · $821/yr
• Insurance: −$79
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $-408

Break-even live

Break-even rent $1,441

Max offer price $116,860

Occupancy floor —

Sensitivity live

Price	-10% $-301	-5% $-355	+0% $-408	+5% $-462	+10% $-515
Rent	-10% $-481	-5% $-445	+0% $-408	+5% $-372	+10% $-335
Rate	-1.0pp $-313	-0.5pp $-360	base $-408	+0.5pp $-457	+1.0pp $-507

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: $47,250
• Closing costs: $5,670
• 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	46d	1	0.56mi

Listing history 9 events

1. 2026-06-07
   statusdays on market $189,000 Pending 12 DOM
2. 2026-06-03
   days on market $189,000 Active 8 DOM
3. 2026-06-02
   days on market $189,000 Active 7 DOM
4. 2026-06-01
   days on market $189,000 Active 6 DOM
5. 2026-05-31
   days on market $189,000 Active 5 DOM
6. 2026-05-30
   days on market $189,000 Active 4 DOM
7. 2026-05-26
   listed $189,000 Active
8. 2019-04-04
   soldstatus
9. 1988-05-10
   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: $821 · $68/mo
• Projected year-2 tax: $1,833 · $153/mo
• Expected delta: +$1,012/yr (+$84/mo · 123.2%)

ⓘ 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: $11,088
• − Mortgage interest: −$10,587
• − Property taxes: −$821
• − Insurance: −$945
• − Repairs & maintenance: −$887
• − Management: −$887
• − Depreciation: −$5,498
• Taxable loss: −$8,538
• Est. tax savings @ 24.0%: +$2,049
• After-tax cash flow: $-2,851/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: Branson R-IV
• NCES district ID: 2905760
• Math proficiency: 48% ▼ -6.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $41,473
• Composite: 41.96/100
• National rank: #3347
• State rank: #44 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

• Census place: Rockaway Beach, MO
• 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

3 events — show timeline

• 2026-05-26 Listed $189,000 SOMO
• 2019-04-04 Sold (Public Records) — Public Records
• 1988-05-10 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $821 · -4.6% YoY. Source: county tax records.