677 State Highway AA · Piedmont, MO 63957

$425,000

18 bd · 10.8 ba · 4,800 sqft · MultiFamily · 277 Days on market

Built 2003 Poor condition 20 ac lot ↓ 6% since listing

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Why this score? — see what drove the C+ 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 +25.4/30.0
• DSCR +8.4/10.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 6 units. estimate disagrees with records

Listing remarks MLS

Bluff View on the Hill – Lodge & Cabins Near Clearwater Lake, Piedmont, MO Income-Producing Property Welcome to Bluff View on the Hill, a one-of-a-kind hospitality property just steps from Clearwater Lake and Marina in Piedmont, Missouri. Nestled in the heart of the Ozarks, this versatile property is ready for your vision—whether it's a lodge, resort, vacation rental hub, or family retreat compound. 6 Individual Units with Kitchenettes, Perfect for overnight guests, weekend renters, or extended stays. Each unit is self-contained and guest-ready. 4 Basic Cabins, Rustic and charming, these cabins offer cozy lodging options. 1 Fully Equipped House, A 2-bedroom, 1-bathroom home with full kitchen, living space, and modern comforts—ideal as an owner’s residence, manager’s quarters, or premium rental unit. Commercial Space Ready for reopening as a cafe, bait shop, convenience store, or group dining hall. Commercial kitchen area in the back. Laundry Facilities Both public and private laundry areas on-site.

Key facts

• Commercial space
• Fully equipped house
• 19.6 acre lot

Tags

• BLUFF VIEW ON THE HILL
• INCOME PRODUCING PROPERTY
• STEPS FROM CLEARWATER LAKE
• FULLY EQUIPPED HOUSE
• COMMERCIAL SPACE
• COMMERCIAL KITCHEN AREA

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1-bath units multifamily listed at $425k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $984 ($12k/yr) — positive. Per door: $164/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $425k).
• Recommended offer: $374k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.3% in Piedmont — 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 52/100 on livability (#854 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Clearwater R-I (rural): math 33% / reading 33% proficiency, ranked #255 of 324 in MO (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 70 active listings in the ZIP.

Forward outlook

• In year one you build about $28k of equity ($3k loan paydown + $25k appreciation (5.9% local appreciation)).
• Reynolds County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $119k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 277 days — a 12% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $27k (6%) 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 $374,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 277 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.17% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.92%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.3%
• Equity multiple: 2.54×
• Total profit: $182,755
• Equity at exit: $264,323

10-year hold

• IRR: 22.2%
• Equity multiple: 5.11×
• Total profit: $489,371
• Equity at exit: $476,896

Cash invested: $119,000 (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 63957

• Home prices YoY: 3.7%
• Active inventory: 70
• Price-to-rent: 42.8×

Monthly cashflow live

• Estimated rent: $4,963 medium
• Mortgage (P&I): −$2,229
• Tax est. 1.5%: −$531 /mo · $6,375/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,042
• Net cashflow: $984

Break-even live

Break-even rent $3,718

Max offer price $425,000

Occupancy floor 75%

Sensitivity live

Price	-10% $1,277	-5% $1,131	+0% $984	+5% $837	+10% $690
Rent	-10% $592	-5% $788	+0% $984	+5% $1,180	+10% $1,376
Rate	-1.0pp $1,198	-0.5pp $1,092	base $984	+0.5pp $874	+1.0pp $762

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$4,962
Total (6 units)			$4,963

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $425,000 Active Under Contract 277 DOM
2. 2026-06-21
   statusdays on market $425,000 Active Under Contract 276 DOM
3. 2026-06-18
   days on market $425,000 Active 274 DOM
4. 2026-06-17
   days on market $425,000 Active 273 DOM
5. 2026-06-16
   days on market $425,000 Active 272 DOM
6. 2026-06-15
   days on market $425,000 Active 271 DOM
7. 2026-06-13
   days on market $425,000 Active 269 DOM
8. 2026-06-12
   days on market $425,000 Active 268 DOM
9. 2026-06-09
   days on market $425,000 Active 265 DOM
10. 2026-06-08
    days on market $425,000 Active 264 DOM
11. 2026-06-07
    days on market $425,000 Active 263 DOM
12. 2026-06-07
    days on market $425,000 Active 262 DOM
13. 2026-06-04
    days on market $425,000 Active 259 DOM
14. 2026-06-02
    days on market $425,000 Active 258 DOM
15. 2026-06-01
    days on market $425,000 Active 257 DOM
16. 2026-05-31
    days on market $425,000 Active 256 DOM
17. 2026-05-11
    status Active 1047-char remark

    Show marketing remark (1047 chars)

    Bluff View on the Hill – Lodge & Cabins Near Clearwater Lake, Piedmont, MO Income-Producing Property Welcome to Bluff View on the Hill, a one-of-a-kind hospitality property just steps from Clearwater Lake and Marina in Piedmont, Missouri. Nestled in the heart of the Ozarks, this versatile property is ready for your vision—whether it's a lodge, resort, vacation rental hub, or family retreat compound. 6 Individual Units with Kitchenettes, Perfect for overnight guests, weekend renters, or extended stays. Each unit is self-contained and guest-ready. 4 Basic Cabins, Rustic and charming, these cabins offer cozy lodging options. 1 Fully Equipped House, A 2-bedroom, 1-bathroom home with full kitchen, living space, and modern comforts—ideal as an owner’s residence, manager’s quarters, or premium rental unit. Commercial Space Ready for reopening as a cafe, bait shop, convenience store, or group dining hall. Commercial kitchen area in the back. Laundry Facilities Both public and private laundry areas on-site.

18. 2026-04-20
    historical Active Under Contract 1047-char remark

    Show marketing remark (1047 chars)

    Bluff View on the Hill – Lodge & Cabins Near Clearwater Lake, Piedmont, MO Income-Producing Property Welcome to Bluff View on the Hill, a one-of-a-kind hospitality property just steps from Clearwater Lake and Marina in Piedmont, Missouri. Nestled in the heart of the Ozarks, this versatile property is ready for your vision—whether it's a lodge, resort, vacation rental hub, or family retreat compound. 6 Individual Units with Kitchenettes, Perfect for overnight guests, weekend renters, or extended stays. Each unit is self-contained and guest-ready. 4 Basic Cabins, Rustic and charming, these cabins offer cozy lodging options. 1 Fully Equipped House, A 2-bedroom, 1-bathroom home with full kitchen, living space, and modern comforts—ideal as an owner’s residence, manager’s quarters, or premium rental unit. Commercial Space Ready for reopening as a cafe, bait shop, convenience store, or group dining hall. Commercial kitchen area in the back. Laundry Facilities Both public and private laundry areas on-site.

19. 2025-09-17
    price $425,000 1047-char remark

    Show marketing remark (1047 chars)

    Bluff View on the Hill – Lodge & Cabins Near Clearwater Lake, Piedmont, MO Income-Producing Property Welcome to Bluff View on the Hill, a one-of-a-kind hospitality property just steps from Clearwater Lake and Marina in Piedmont, Missouri. Nestled in the heart of the Ozarks, this versatile property is ready for your vision—whether it's a lodge, resort, vacation rental hub, or family retreat compound. 6 Individual Units with Kitchenettes, Perfect for overnight guests, weekend renters, or extended stays. Each unit is self-contained and guest-ready. 4 Basic Cabins, Rustic and charming, these cabins offer cozy lodging options. 1 Fully Equipped House, A 2-bedroom, 1-bathroom home with full kitchen, living space, and modern comforts—ideal as an owner’s residence, manager’s quarters, or premium rental unit. Commercial Space Ready for reopening as a cafe, bait shop, convenience store, or group dining hall. Commercial kitchen area in the back. Laundry Facilities Both public and private laundry areas on-site.

20. 2025-09-17
    listed $452,000 Active 1047-char remark

    Show marketing remark (1047 chars)

    Bluff View on the Hill – Lodge & Cabins Near Clearwater Lake, Piedmont, MO Income-Producing Property Welcome to Bluff View on the Hill, a one-of-a-kind hospitality property just steps from Clearwater Lake and Marina in Piedmont, Missouri. Nestled in the heart of the Ozarks, this versatile property is ready for your vision—whether it's a lodge, resort, vacation rental hub, or family retreat compound. 6 Individual Units with Kitchenettes, Perfect for overnight guests, weekend renters, or extended stays. Each unit is self-contained and guest-ready. 4 Basic Cabins, Rustic and charming, these cabins offer cozy lodging options. 1 Fully Equipped House, A 2-bedroom, 1-bathroom home with full kitchen, living space, and modern comforts—ideal as an owner’s residence, manager’s quarters, or premium rental unit. Commercial Space Ready for reopening as a cafe, bait shop, convenience store, or group dining hall. Commercial kitchen area in the back. Laundry Facilities Both public and private laundry areas on-site.

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $59,556
• − Mortgage interest: −$23,807
• − Property taxes: −$6,375
• − Insurance: −$2,125
• − Repairs & maintenance: −$4,764
• − Management: −$4,764
• − Depreciation: −$12,364
• Taxable income: $5,357
• Est. tax owed @ 24.0%: −$1,286
• After-tax cash flow: $10,519/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

Poor 20/100 Extensive rehab

This property requires extensive repairs and renovations to improve its condition and increase its value. The property is currently in poor condition and would benefit from a comprehensive renovation to attract buyers and renters.

Repairs flagged

• Major kitchen appliances — outdated and non-functional
• Major bathroom fixtures — worn and non-functional
• Major roof — visible wear and tear
• Major exterior siding — deteriorating and exposed
• Major flooring — worn and uneven
• Major interior walls — peeling paint and exposed drywall
• Major HVAC/mechanicals — visible rust and wear

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen would attract more buyers and renters
• Both bathroom renovation — upgrading the bathrooms would attract more buyers and renters
• Both roof replacement — a new roof would improve the property's appearance and increase its value
• Both exterior siding repair — repairing the siding would improve the property's appearance and increase its value
• Both flooring replacement — replacing the flooring would improve the property's appearance and increase its value
• Both HVAC/mechanical replacement — replacing the HVAC and mechanical systems would improve the property's functionality and increase its value
• Both landscaping — improving the landscaping would increase the property's curb appeal and attract more buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · outdated and non-functional	Major	$15,000–50,000
bathroom fixtures · worn and non-functional	Major	$15,000–50,000
roof · visible wear and tear	Major	$15,000–50,000
exterior siding · deteriorating and exposed	Major	$15,000–50,000
flooring · worn and uneven	Major	$15,000–50,000
interior walls · peeling paint and exposed drywall	Major	$15,000–50,000
HVAC/mechanicals · visible rust and wear	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen would attract more buyers and renters ↑
• Both bathroom renovation — upgrading the bathrooms would attract more buyers and renters ↑
• Both roof replacement — a new roof would improve the property's appearance and increase its value ↑
• Both exterior siding repair — repairing the siding would improve the property's appearance and increase its value ↑
• Both flooring replacement — replacing the flooring would improve the property's appearance and increase its value ↑
• Both HVAC/mechanical replacement — replacing the HVAC and mechanical systems would improve the property's functionality and increase its value ↑
• Both landscaping — improving the landscaping would increase the property's curb appeal and attract more buyers and renters ↑

ⓘ 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: Clearwater R-I
• NCES district ID: 2909750
• Math proficiency: 33% ▲ 1.00%
• Reading proficiency: 33% ▼ -6.00%
• Median HH income: $31,119
• Composite: 26.89/100
• National rank: #7095
• State rank: #255 of 324 in MO

Livability — Piedmont

• Score: 52/100
• State rank: #854
• US rank: #24925

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,068

Population outlook (Reynolds County) Hauer SSP2

• Today (2025): 5,854 people
• By 2030: 5,521 · -5.7%
• By 2040: 4,841 · -17.3%
• By 2050: 4,167 · -28.8%
• By 2075: 2,906 · -50.4%
• By 2100: 2,165 · -63.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Reynolds

• 2024 margin: Solid R (+68.3) · D 15.4% · R 83.7%
• 2008→2024 swing: -57.2pp toward R · 2008: -11.1pp · 2024: -68.3pp
• All cycles: 2024: R+68.3 2020: R+66.8 2016: R+61.4 2012: R+24.1 2008: R+11.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.89%
• Current HPI: 165.6832
• 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

-6.0% since first listed

4 events — show timeline

• 2026-05-11 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-20 Contingent — MARIS as Distributed by MLS Grid
• 2025-09-17 Price Changed $425,000 MARIS as Distributed by MLS Grid
• 2025-09-17 Listed $452,000 MARIS as Distributed by MLS Grid