1322 Lakeway Rd

Kissee Mills, MO 65680

$162,000D-

3 bd · 2.0 ba · 1,545 sqft · Built 2003 · Other · Pending · 2 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,117/mo
• Mortgage (P&I): −$850
• Tax + insurance: −$124
• HOA: −$0
• Vac / Maint / Mgmt: −$235
• Net cashflow: $-91/mo
• Annual: $-1,090/yr
• Cap rate: 5.62%
• Cash-on-cash: -2.40%
• DSCR: 0.89
• 1% rule: 0.69%
• Cash to close: $45,360

Investor read

• This is a 3-bed/2.0-bath other listed at $162k.
• 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).
• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $112k (31.1% below list) — sets the bar for 1% rule.
• In year one you build about $782 of equity ($1k loan paydown + $-338 appreciation (-0.2% local appreciation)).
• 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).
• Taney County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Questions for listing agent

• 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?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.