1322 Lakeway Rd · Kissee Mills, MO 65680

$162,000

3 bd · 2.0 ba · 1,545 sqft · Other · 2 Days on market

Built 2003 1.00 ac lot

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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).

• Cash flow +10.2/30.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks

A full acre overlooking Bull Shoals Lake, you're not just near the water--you're above it, with a wide-open, uninterrupted look at the Ozarks stretching for miles. Morning coffee comes with rolling hills and quiet stillness. Evenings bring sunsets that turn the entire sky into a show you don't have to leave home to see. Your oversized deck is quiet and private. No constant traffic noise. Inside, the home keeps things comfortable with over 1,400 sq ft, 3 bedrooms, and 2 baths. Big living space. Split-bedroom layout. Walk-in closets. Outside, RV parking, multiple carports, storage buildings, and private space. Tucked away just enough to feel like a retreat, but close enough to enjoy Forsyth a

Key facts

• Rv parking
• Oversized deck
• Storage buildings

Tags

• OVERSIZED DECK
• RV PARKING
• MULTIPLE CARPORTS
• STORAGE BUILDINGS
• PRIVATE SPACE

Property features AI

Exterior

• Parking: 4-car garage; RV access/parking
• Utilities: Public water; Septic tank
• Home design: Manufactured home on land; One level; Composition roof; Permanent block foundation; Located in the Cedar Shores subdivision
• Construction: Manufactured house construction; Composition roof; Block permanent foundation; Built on one level
• Exterior features: Covered patio/porch; Deck; Front porch; Shed(s); Waterfront lot with lake frontage; Scenic view

Interior

• Kitchen: Electric oven; Free-standing electric oven; Refrigerator
• Bedrooms: Bedrooms with walk-in closet(s)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air; Ceiling fan(s)
• Interior features: Soaking tub; Laminate countertops; Walk-in closet(s); Window coverings including drapes and blinds; Exhaust fan
• Laundry & utility: Washer and dryer (laundry on main level); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $162k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (31.1% below list).
• Recommended offer: $112k (31.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#310 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: health & safety C-, employment D, amenities F.
• Forsyth R-III (town): math 44% / reading 51% proficiency, ranked #78 of 324 in MO (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Forsyth Elem. (math 37% / reading 47%, grade F, #481 of 1,115 statewide, top 46%, 462 students, 63% FRL); Forsyth Middle (math 47% / reading 54%, grade C, #64 of 391 statewide, top 17%, 343 students, 66% FRL); Forsyth High (math 47% / reading 52%, grade D, #124 of 521 statewide, top 28%, 404 students, 54% FRL) — zoned schools at 61% FRL track the district average.
• Market conditions: 27 active listings in the ZIP; 331 units permitted in Taney County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $782 of equity ($1k loan paydown + $-338 appreciation (-0.2% local appreciation)).
• Taney County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $111,685 (31.1% 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. 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?
5. 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.
6. 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.
7. 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: 0.69% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.40%
• DSCR: 0.89
• GRM: 12.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.73×
• Total profit: $-12,181
• Equity at exit: $45,357

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $1,127
• Equity at exit: $53,196

Cash invested: $45,360 (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 65680

• Home prices YoY: -0.1%
• Active inventory: 27
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,117 medium
• Mortgage (P&I): −$850
• Tax from tax record: −$56 /mo · $674/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $-91

Break-even live

Break-even rent $1,232

Max offer price $145,948

Occupancy floor —

Sensitivity live

Price	-10% $1	-5% $-45	+0% $-91	+5% $-137	+10% $-183
Rent	-10% $-179	-5% $-135	+0% $-91	+5% $-47	+10% $-3
Rate	-1.0pp $-9	-0.5pp $-50	base $-91	+0.5pp $-133	+1.0pp $-176

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-10
   status Pending
2. 2026-05-08
   listed $162,000 Active
3. 2000-07-28
   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: $674 · $56/mo
• Projected year-2 tax: $1,571 · $131/mo
• Expected delta: +$898/yr (+$75/mo · 133.2%)

ⓘ 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 4/10 Moderate 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: $13,402
• − Mortgage interest: −$9,075
• − Property taxes: −$674
• − Insurance: −$810
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$4,713
• Taxable loss: −$4,013
• Est. tax savings @ 24.0%: +$963
• After-tax cash flow: $-127/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: Forsyth R-III
• NCES district ID: 2912240
• Math proficiency: 44% ▬ 0.00%
• Reading proficiency: 51% ▼ -3.00%
• Median HH income: $35,521
• Composite: 39.31/100
• National rank: #3991
• State rank: #78 of 324 in MO

Livability — Kissee Mills

• Score: 64/100
• State rank: #310
• US rank: #14191

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kissee Mills, MO
• Population (ZIP): 1,156

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 8% Two or more races 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 2% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Tagalog/Filipino 1% Spanish 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: ▼ -0.21%
• Current HPI: 235.9719
• 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

• 2026-05-10 Pending — SOMO
• 2026-05-08 Listed $162,000 SOMO
• 2000-07-28 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $674 · -1.0% YoY. Source: county tax records.