79 Rosepetal Dr · Indian Point, MO 65737

$149,500

4 bd · 2.0 ba · 1,000 sqft · Other · 24 Days on market

Built 1969 Good condition

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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 +17.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.8/10.0
• Appreciation +3.9/10.0
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Listing remarks

Enjoy easy Table Rock Lake living in this beautifully remodeled home located in the desirable Show Me Shores Lake Community, just off DD Highway in Kimberling City. This property is a mobile home with a brand new addition totaling 4 bedrooms and 2 full baths making it 1,000 sq. ft. The home has been completely remodeled and includes a large screened-in deck, plus an additional outdoor deck & acirc; & euro; & rdquo; perfect for relaxing or entertaining. It will be sold mostly furnished, making it move-in ready. Comfort is ensured year-round with gas heat and central air. The lake is just a 2-minute walk away, and residents enjoy access to fantastic community amenities including a

Key facts

• Pavilion
• Boat dock
• Outdoor deck

Tags

• REMODELED HOME
• LARGE SCREENED-IN DECK
• OUTDOOR DECK
• INGROUND POOL
• PAVILION
• BOAT DOCK

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (2.5% below list).
• Recommended offer: $146k (2.5% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 1.2% in Indian Point — 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 62/100 on livability (#369 in MO) — a middle-class / working-renter tenant base. Strengths: crime A, housing A-; Watch: health & safety C-, cost of living D+, schools 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.
• Market conditions: 342 active listings in the ZIP; 191 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.2%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Stone County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.

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 $145,831 (2.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.41%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.73×
• Total profit: $-11,403
• Equity at exit: $27,852

10-year hold

• IRR: 1.4%
• Equity multiple: 1.11×
• Total profit: $4,531
• Equity at exit: $22,683

Cash invested: $41,860 (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 65737

• Home prices YoY: -0.9%
• Active inventory: 342
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,458 medium
• Mortgage (P&I): −$784
• Tax est. 1.5%: −$187 /mo · $2,242/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $119

Break-even live

Break-even rent $1,308

Max offer price $149,500

Occupancy floor 87%

Sensitivity live

Price	-10% $222	-5% $171	+0% $119	+5% $67	+10% $16
Rent	-10% $4	-5% $61	+0% $119	+5% $177	+10% $234
Rate	-1.0pp $194	-0.5pp $157	base $119	+0.5pp $80	+1.0pp $41

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $149,500 Active 24 DOM
2. 2026-06-18
   days on market $149,500 Active 23 DOM
3. 2026-06-17
   days on market $149,500 Active 22 DOM
4. 2026-06-16
   days on market $149,500 Active 21 DOM
5. 2026-06-15
   days on market $149,500 Active 20 DOM
6. 2026-06-14
   days on market $149,500 Active 18 DOM
7. 2026-06-12
   days on market $149,500 Active 17 DOM
8. 2026-06-09
   days on market $149,500 Active 14 DOM
9. 2026-06-08
   days on market $149,500 Active 13 DOM
10. 2026-06-07
    days on market $149,500 Active 12 DOM
11. 2026-06-05
    days on market $149,500 Active 9 DOM
12. 2026-06-03
    days on market $149,500 Active 8 DOM
13. 2026-06-02
    days on market $149,500 Active 7 DOM
14. 2026-06-01
    days on market $149,500 Active 6 DOM
15. 2026-05-31
    days on market $149,500 Active 5 DOM
16. 2026-05-30
    days on market $149,500 Active 4 DOM
17. 2026-05-26
    listed $149,500 Active

ⓘ 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 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: $17,500
• − Mortgage interest: −$8,374
• − Property taxes: −$2,242
• − Insurance: −$748
• − Repairs & maintenance: −$1,400
• − Management: −$1,400
• − Depreciation: −$4,349
• Taxable loss: −$1,014
• Est. tax savings @ 24.0%: +$243
• After-tax cash flow: $1,670/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 · 1 photo

Good 75/100 Cosmetic rehab

This home is in excellent condition with a recent renovation, making it move-in ready and highly attractive for both resale and rental.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and resale value
• Both Landscaping improvements — Enhances curb appeal and rental value
• Both New flooring in bathrooms — Improves aesthetics and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and resale value ↑
• Both Landscaping improvements — Enhances curb appeal and rental value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑

ⓘ 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: 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 — Indian Point

• Score: 62/100
• State rank: #369
• US rank: #16282

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,279

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 5% Slovak 4% Iranian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -2.17%
• Current HPI: 239.032
• 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

1 event — show timeline

• 2026-05-26 Listed $149,500 FSBO.com