6013 Woodland Dr · Merriam Woods, MO 65740

$134,320

2 bd · 2.0 ba · 1,216 sqft · Other · 51 Days on market

Built 2011 6,098 sqft lot ↓ 10% 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 +20.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Schools +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nestled in the heart of Branson, Missouri, this charming 2-bedroom, 2-bathroom home offers a perfect blend of modern comfort and rustic charm. Boasting 1,216 square feet of meticulously updated living space, this inviting residence promises a cozy retreat for families or couples seeking a tranquil haven within reach of Branson's vibrant attractions. As you step through the front door, you're greeted by the warm embrace of laminate floors that flow seamlessly throughout the open-concept living area. The spacious living room is bathed in natural light streaming through large windows, offering a welcoming ambiance for relaxation or entertaining guests. Imagine cozying up on the plush sofa after a day of exploring Branson, catching up on your favorite shows or simply enjoying the company of loved ones. The adjacent kitchen is a chef's delight, featuring sleek granite countertops, modern appliances, and ample cabinet space for all your culinary essentials. Whether you're whipping up a gourmet meal or brewing a morning cup of coffee, this stylish kitchen is sure to inspire your inner chef. The breakfast bar provides a convenient spot for casual dining, while the adjacent dining area offers the perfect setting for sit-down meals with family and friends. When it's time to retire for the night, you'll find comfort and serenity in the well-appointed bedrooms. The master suite boasts a spacious layout, . Meanwhile, the guest bedroom offers ample closet space and easy access to the second full bathroom, ensuring privacy and convenience for overnight visitors. For Lake fun, Tablerock Lake and Lake Taneycomo are a short drive away. Branson Shows and Branson Entertainment are a short drive away.

Key facts

• 6,098 sq ft lot
• Built 2011
• Listed 51 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $134k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/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 $120k (10.7% below list).
• Recommended offer: $120k (10.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#444 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, amenities F, commute 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: 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 48% 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 $14k of equity ($929 loan paydown + $13k appreciation (10.0% local appreciation)).
• Taney County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $12k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $120,000 (10.7% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
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: 0.89% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.27%
• DSCR: 1.23
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.1%
• Equity multiple: 3.22×
• Total profit: $83,600
• Equity at exit: $121,006

10-year hold

• IRR: 24.4%
• Equity multiple: 7.32×
• Total profit: $237,777
• Equity at exit: $260,954

Cash invested: $37,610 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$704
• Tax from tax record: −$23 /mo · $270/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $165

Break-even live

Break-even rent $991

Max offer price $134,320

Occupancy floor 81%

Sensitivity live

Price	-10% $241	-5% $203	+0% $165	+5% $-27	+10% $-73
Rent	-10% $70	-5% $118	+0% $165	+5% $213	+10% $260
Rate	-1.0pp $233	-0.5pp $199	base $165	+0.5pp $130	+1.0pp $95

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: $33,580
• Closing costs: $4,030
• 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	44d	1	1.30mi

Listing history 11 events

1. 2026-04-20
   status Pending
2. 2026-04-14
   price $134,320
3. 2026-02-28
   listed $146,000 Active
4. 2025-07-21
   listed $112,200 Active
5. 2024-08-06
   soldstatus Closed 1709-char remark

   Show marketing remark (1709 chars)

   Nestled in the heart of Branson, Missouri, this charming 2-bedroom, 2-bathroom home offers a perfect blend of modern comfort and rustic charm. Boasting 1,216 square feet of meticulously updated living space, this inviting residence promises a cozy retreat for families or couples seeking a tranquil haven within reach of Branson's vibrant attractions. As you step through the front door, you're greeted by the warm embrace of laminate floors that flow seamlessly throughout the open-concept living area. The spacious living room is bathed in natural light streaming through large windows, offering a welcoming ambiance for relaxation or entertaining guests. Imagine cozying up on the plush sofa after a day of exploring Branson, catching up on your favorite shows or simply enjoying the company of loved ones. The adjacent kitchen is a chef's delight, featuring sleek granite countertops, modern appliances, and ample cabinet space for all your culinary essentials. Whether you're whipping up a gourmet meal or brewing a morning cup of coffee, this stylish kitchen is sure to inspire your inner chef. The breakfast bar provides a convenient spot for casual dining, while the adjacent dining area offers the perfect setting for sit-down meals with family and friends. When it's time to retire for the night, you'll find comfort and serenity in the well-appointed bedrooms. The master suite boasts a spacious layout, . Meanwhile, the guest bedroom offers ample closet space and easy access to the second full bathroom, ensuring privacy and convenience for overnight visitors. For Lake fun, Tablerock Lake and Lake Taneycomo are a short drive away. Branson Shows and Branson Entertainment are a short drive away.

6. 2024-07-08
   status Pending 1709-char remark

   Show marketing remark (1709 chars)

   Nestled in the heart of Branson, Missouri, this charming 2-bedroom, 2-bathroom home offers a perfect blend of modern comfort and rustic charm. Boasting 1,216 square feet of meticulously updated living space, this inviting residence promises a cozy retreat for families or couples seeking a tranquil haven within reach of Branson's vibrant attractions. As you step through the front door, you're greeted by the warm embrace of laminate floors that flow seamlessly throughout the open-concept living area. The spacious living room is bathed in natural light streaming through large windows, offering a welcoming ambiance for relaxation or entertaining guests. Imagine cozying up on the plush sofa after a day of exploring Branson, catching up on your favorite shows or simply enjoying the company of loved ones. The adjacent kitchen is a chef's delight, featuring sleek granite countertops, modern appliances, and ample cabinet space for all your culinary essentials. Whether you're whipping up a gourmet meal or brewing a morning cup of coffee, this stylish kitchen is sure to inspire your inner chef. The breakfast bar provides a convenient spot for casual dining, while the adjacent dining area offers the perfect setting for sit-down meals with family and friends. When it's time to retire for the night, you'll find comfort and serenity in the well-appointed bedrooms. The master suite boasts a spacious layout, . Meanwhile, the guest bedroom offers ample closet space and easy access to the second full bathroom, ensuring privacy and convenience for overnight visitors. For Lake fun, Tablerock Lake and Lake Taneycomo are a short drive away. Branson Shows and Branson Entertainment are a short drive away.

7. 2024-06-25
   price $145,000 1709-char remark

   Show marketing remark (1709 chars)

   Nestled in the heart of Branson, Missouri, this charming 2-bedroom, 2-bathroom home offers a perfect blend of modern comfort and rustic charm. Boasting 1,216 square feet of meticulously updated living space, this inviting residence promises a cozy retreat for families or couples seeking a tranquil haven within reach of Branson's vibrant attractions. As you step through the front door, you're greeted by the warm embrace of laminate floors that flow seamlessly throughout the open-concept living area. The spacious living room is bathed in natural light streaming through large windows, offering a welcoming ambiance for relaxation or entertaining guests. Imagine cozying up on the plush sofa after a day of exploring Branson, catching up on your favorite shows or simply enjoying the company of loved ones. The adjacent kitchen is a chef's delight, featuring sleek granite countertops, modern appliances, and ample cabinet space for all your culinary essentials. Whether you're whipping up a gourmet meal or brewing a morning cup of coffee, this stylish kitchen is sure to inspire your inner chef. The breakfast bar provides a convenient spot for casual dining, while the adjacent dining area offers the perfect setting for sit-down meals with family and friends. When it's time to retire for the night, you'll find comfort and serenity in the well-appointed bedrooms. The master suite boasts a spacious layout, . Meanwhile, the guest bedroom offers ample closet space and easy access to the second full bathroom, ensuring privacy and convenience for overnight visitors. For Lake fun, Tablerock Lake and Lake Taneycomo are a short drive away. Branson Shows and Branson Entertainment are a short drive away.

8. 2024-06-05
   listed $155,000 Active 1709-char remark

   Show marketing remark (1709 chars)

   Nestled in the heart of Branson, Missouri, this charming 2-bedroom, 2-bathroom home offers a perfect blend of modern comfort and rustic charm. Boasting 1,216 square feet of meticulously updated living space, this inviting residence promises a cozy retreat for families or couples seeking a tranquil haven within reach of Branson's vibrant attractions. As you step through the front door, you're greeted by the warm embrace of laminate floors that flow seamlessly throughout the open-concept living area. The spacious living room is bathed in natural light streaming through large windows, offering a welcoming ambiance for relaxation or entertaining guests. Imagine cozying up on the plush sofa after a day of exploring Branson, catching up on your favorite shows or simply enjoying the company of loved ones. The adjacent kitchen is a chef's delight, featuring sleek granite countertops, modern appliances, and ample cabinet space for all your culinary essentials. Whether you're whipping up a gourmet meal or brewing a morning cup of coffee, this stylish kitchen is sure to inspire your inner chef. The breakfast bar provides a convenient spot for casual dining, while the adjacent dining area offers the perfect setting for sit-down meals with family and friends. When it's time to retire for the night, you'll find comfort and serenity in the well-appointed bedrooms. The master suite boasts a spacious layout, . Meanwhile, the guest bedroom offers ample closet space and easy access to the second full bathroom, ensuring privacy and convenience for overnight visitors. For Lake fun, Tablerock Lake and Lake Taneycomo are a short drive away. Branson Shows and Branson Entertainment are a short drive away.

9. 2023-04-17
   soldstatus Closed
10. 2023-01-31
    status Pending
11. 2022-12-07
    listed $149,900 Active

ⓘ 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: $270 · $23/mo
• Projected year-2 tax: $1,303 · $109/mo
• Expected delta: +$1,033/yr (+$86/mo · 382.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,400
• − Mortgage interest: −$7,524
• − Property taxes: −$270
• − Insurance: −$672
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$3,907
• Taxable loss: −$277
• Est. tax savings @ 24.0%: +$67
• After-tax cash flow: $2,048/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 — Merriam Woods

• Score: 61/100
• State rank: #444
• US rank: #18151

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Merriam Woods, MO
• City population: 3,495
• 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

-10.4% since first listed

11 events — show timeline

• 2026-04-20 Pending — SOMO
• 2026-04-14 Price Changed $134,320 SOMO
• 2026-02-28 Listed $146,000 SOMO
• 2025-07-21 Listed $112,200 MARIS as Distributed by MLS Grid
• 2024-08-06 Sold (MLS) — SOMO
• 2024-07-08 Pending — SOMO
• 2024-06-25 Price Changed $145,000 SOMO
• 2024-06-05 Listed $155,000 SOMO
• 2023-04-17 Sold (MLS) — SOMO
• 2023-01-31 Pending — SOMO
• 2022-12-07 Listed $149,900 SOMO

Property tax history

-3.6%/yr

Latest (2025): $270 · -7.0% YoY. Source: county tax records.