132 Walnut St · McCord Bend, MO 65624

$139,000

2 bd · 1.0 ba · 634 sqft · Other · 132 Days on market

Built 2019 $219/sqft · 26% below area Est $189k · 26% under $25/mo HOA · 3% of rent ↓ 7% since listing

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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).

• ARV discount +15.0/15.0
• Appreciation +7.0/10.0
• Cash flow +6.8/30.0
• Schools +3.2/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0
• 1% rule +0.8/10.0

Listing remarks MLS

Escape to the serene beauty of Cape Fair, nestled near the tranquil shores of Table Rock Lake, known by the locals as the ''Bass Capital of the World. '' Discover your perfect retreat in this meticulously crafted, 2-bedroom cabin. Step inside to experience comfort and quality. Outside, soak in the natural beauty from your 10x12 screened porch or 10x9 deck, perfect for morning coffee or evening relaxation. A 12x18 shed and a 3-bay upper shed offer ample storage for all your lake toys. Embrace the laid-back lifestyle of this golf cart community. Explore the area's natural wonders with easy access to Table Rock Lake and boat ramps, just a minute's ride away by golf cart. Cape Fair offers endless Lake activities, World class fishing, Cape Fair Marina, and the renowned Flat Creek Restaurant.

Key facts

• Shed
• Lake activities
• Screened porch

Tags

• SCREENED PORCH
• DECK
• SHED
• EASY ACCESS TO TABLE ROCK LAKE
• BOAT RAMPS
• LAKE ACTIVITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $139k.

Deal economics

• At list price, monthly cash flow is $-215 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $101k (27.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $80k (42.2% below list).
• Recommended offer: $80k (42.2% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 1.3% in McCord Bend — 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 51/100 on livability (#875 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities 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.
• Zoned schools: Reeds Spring Elem. (math 33% / reading 33%, grade F, #744 of 1,115 statewide, top 67%, 358 students, 62% FRL); Reeds Spring Middle (math 31% / reading 46%, grade F, #202 of 391 statewide, top 54%, 286 students, 56% FRL); Reeds Spring High (math 32% / reading 47%, grade F, #247 of 521 statewide, top 55%, 602 students, 47% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: 79 active listings in the ZIP; 191 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($961 loan paydown + $6k appreciation (4.0% local appreciation)).
• Stone County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $80,331 (42.2% 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. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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 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: 0.58% ✗
• Cap rate: 4.44%
• Cash-on-cash: -6.63%
• DSCR: 0.70
• GRM: 14.4

CMA / ARV

• ARV (median comp): $188,607
• List price: $139,000
• Delta: -26.30%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

3.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.27×
• Total profit: $10,445
• Equity at exit: $70,431

10-year hold

• IRR: 7.2%
• Equity multiple: 2.22×
• Total profit: $47,497
• Equity at exit: $115,159

Cash invested: $38,920 (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 65624

• Home prices YoY: 1.9%
• Active inventory: 79
• Price-to-rent: 14.4×

Monthly cashflow live

• Estimated rent: $803 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$38 /mo · $454/yr
• Insurance: −$58
• HOA: −$25
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $-215

Break-even live

Break-even rent $1,076

Max offer price $101,007

Occupancy floor —

Sensitivity live

Price	-10% $-136	-5% $-176	+0% $-215	+5% $-254	+10% $-294
Rent	-10% $-279	-5% $-247	+0% $-215	+5% $-183	+10% $-152
Rate	-1.0pp $-145	-0.5pp $-180	base $-215	+0.5pp $-251	+1.0pp $-288

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 24 events

1. 2026-06-22
   days on market $139,000 Active 132 DOM
2. 2026-06-21
   days on market $139,000 Active 131 DOM
3. 2026-06-19
   days on market $139,000 Active 129 DOM
4. 2026-06-18
   days on market $139,000 Active 128 DOM
5. 2026-06-17
   days on market $139,000 Active 127 DOM
6. 2026-06-16
   days on market $139,000 Active 126 DOM
7. 2026-06-15
   days on market $139,000 Active 125 DOM
8. 2026-06-14
   days on market $139,000 Active 123 DOM
9. 2026-06-12
   days on market $139,000 Active 122 DOM
10. 2026-06-09
    days on market $139,000 Active 119 DOM
11. 2026-06-08
    days on market $139,000 Active 118 DOM
12. 2026-06-07
    days on market $139,000 Active 117 DOM
13. 2026-06-05
    days on market $139,000 Active 114 DOM
14. 2026-06-03
    days on market $139,000 Active 113 DOM
15. 2026-06-02
    days on market $139,000 Active 112 DOM
16. 2026-06-01
    days on market $139,000 Active 111 DOM
17. 2026-05-31
    days on market $139,000 Active 110 DOM
18. 2026-05-30
    days on market $139,000 Active 109 DOM
19. 2026-02-10
    listed $139,000 Active 797-char remark

    Show marketing remark (797 chars)

    Escape to the serene beauty of Cape Fair, nestled near the tranquil shores of Table Rock Lake, known by the locals as the ''Bass Capital of the World. '' Discover your perfect retreat in this meticulously crafted, 2-bedroom cabin. Step inside to experience comfort and quality. Outside, soak in the natural beauty from your 10x12 screened porch or 10x9 deck, perfect for morning coffee or evening relaxation. A 12x18 shed and a 3-bay upper shed offer ample storage for all your lake toys. Embrace the laid-back lifestyle of this golf cart community. Explore the area's natural wonders with easy access to Table Rock Lake and boat ramps, just a minute's ride away by golf cart. Cape Fair offers endless Lake activities, World class fishing, Cape Fair Marina, and the renowned Flat Creek Restaurant.

20. 2024-05-24
    soldstatus Closed 1767-char remark

    Show marketing remark (1767 chars)

    Escape to the serene beauty of Cape Fair, nestled near the tranquil shores of Table Rock Lake, known by the locals as the ''Bass Capital of the World. '' Discover your perfect retreat in this meticulously crafted 5-year-old, 2-bedroom cabin boasting 540 sq ft of cozy living space. Step inside to experience comfort and quality, with a well-built, fully insulated cabin resting on a solid concrete pad. Wooden walls create a warm ambiance, complemented by a ceiling fan for added comfort. Enjoy year-round comfort with a mini-split system providing efficient heating and cooling. This charming cabin comes fully furnished, ready for you to unwind and make lasting memories. Additional features include two inviting lofts, ideal for extra sleeping space or storage. Outside, soak in the natural beauty from your 10x12 screened porch or 10x9 deck, perfect for morning coffee or evening relaxation. A 12x18 shed and a 3-bay upper shed offer ample storage for all your outdoor gear and equipment. Embrace the laid-back lifestyle of this golf cart community, with HOA dues of $300.00 a year covering water testing and treatment. Explore the area's natural wonders with easy access to Table Rock Lake and boat ramps, just a minute's ride away by golf cart. Cape Fair offers endless outdoor adventures, from river floating on the James River to tee time at nearby golf courses. Indulge in culinary delights at local eateries, including the renowned Flat Creek Restaurant. Conveniently located, this property features a drive-through access point, making it effortless to maneuver your boat and trailer. Don't miss your chance to own a slice of paradise in Cape Fair. Experience the ultimate blend of comfort, convenience, and natural beauty in this idyllic lakeside retreat.

21. 2024-05-02
    status Pending 1767-char remark

    Show marketing remark (1767 chars)

    Escape to the serene beauty of Cape Fair, nestled near the tranquil shores of Table Rock Lake, known by the locals as the ''Bass Capital of the World. '' Discover your perfect retreat in this meticulously crafted 5-year-old, 2-bedroom cabin boasting 540 sq ft of cozy living space. Step inside to experience comfort and quality, with a well-built, fully insulated cabin resting on a solid concrete pad. Wooden walls create a warm ambiance, complemented by a ceiling fan for added comfort. Enjoy year-round comfort with a mini-split system providing efficient heating and cooling. This charming cabin comes fully furnished, ready for you to unwind and make lasting memories. Additional features include two inviting lofts, ideal for extra sleeping space or storage. Outside, soak in the natural beauty from your 10x12 screened porch or 10x9 deck, perfect for morning coffee or evening relaxation. A 12x18 shed and a 3-bay upper shed offer ample storage for all your outdoor gear and equipment. Embrace the laid-back lifestyle of this golf cart community, with HOA dues of $300.00 a year covering water testing and treatment. Explore the area's natural wonders with easy access to Table Rock Lake and boat ramps, just a minute's ride away by golf cart. Cape Fair offers endless outdoor adventures, from river floating on the James River to tee time at nearby golf courses. Indulge in culinary delights at local eateries, including the renowned Flat Creek Restaurant. Conveniently located, this property features a drive-through access point, making it effortless to maneuver your boat and trailer. Don't miss your chance to own a slice of paradise in Cape Fair. Experience the ultimate blend of comfort, convenience, and natural beauty in this idyllic lakeside retreat.

22. 2024-03-21
    listed $149,000 Active 1767-char remark

    Show marketing remark (1767 chars)

    Escape to the serene beauty of Cape Fair, nestled near the tranquil shores of Table Rock Lake, known by the locals as the ''Bass Capital of the World. '' Discover your perfect retreat in this meticulously crafted 5-year-old, 2-bedroom cabin boasting 540 sq ft of cozy living space. Step inside to experience comfort and quality, with a well-built, fully insulated cabin resting on a solid concrete pad. Wooden walls create a warm ambiance, complemented by a ceiling fan for added comfort. Enjoy year-round comfort with a mini-split system providing efficient heating and cooling. This charming cabin comes fully furnished, ready for you to unwind and make lasting memories. Additional features include two inviting lofts, ideal for extra sleeping space or storage. Outside, soak in the natural beauty from your 10x12 screened porch or 10x9 deck, perfect for morning coffee or evening relaxation. A 12x18 shed and a 3-bay upper shed offer ample storage for all your outdoor gear and equipment. Embrace the laid-back lifestyle of this golf cart community, with HOA dues of $300.00 a year covering water testing and treatment. Explore the area's natural wonders with easy access to Table Rock Lake and boat ramps, just a minute's ride away by golf cart. Cape Fair offers endless outdoor adventures, from river floating on the James River to tee time at nearby golf courses. Indulge in culinary delights at local eateries, including the renowned Flat Creek Restaurant. Conveniently located, this property features a drive-through access point, making it effortless to maneuver your boat and trailer. Don't miss your chance to own a slice of paradise in Cape Fair. Experience the ultimate blend of comfort, convenience, and natural beauty in this idyllic lakeside retreat.

23. 2019-06-24
    soldstatus
24. 2009-11-19
    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: $454 · $38/mo
• Projected year-2 tax: $1,348 · $112/mo
• Expected delta: +$894/yr (+$75/mo · 197.0%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $9,640
• − Mortgage interest: −$7,786
• − Property taxes: −$454
• − Insurance: −$695
• − Repairs & maintenance: −$771
• − Management: −$771
• − HOA: −$300
• − Depreciation: −$4,044
• Taxable loss: −$5,181
• Est. tax savings @ 24.0%: +$1,244
• After-tax cash flow: $-1,337/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: 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 — McCord Bend

• Score: 51/100
• State rank: #875
• US rank: #25259

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,722

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 (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 4% Slovak 2% Portuguese 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 5%

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: ▲ 3.99%
• Current HPI: 209.4136
• 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

-6.7% since first listed

6 events — show timeline

• 2026-02-10 Listed $139,000 SOMO
• 2024-05-24 Sold (MLS) — SOMO
• 2024-05-02 Pending — SOMO
• 2024-03-21 Listed $149,000 SOMO
• 2019-06-24 Sold (Public Records) — Public Records
• 2009-11-19 Sold (Public Records) — Public Records

Property tax history

+19.9%/yr

Latest (2025): $454 · -0.0% YoY. Source: county tax records.