1205 Lakeway Rd

Kissee Mills, MO 65680

$93,500B-

3 bd · 1.0 ba · 1,800 sqft · Built 1997 · Other · Pending

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,125/mo
• Mortgage (P&I): −$490
• Tax + insurance: −$146
• HOA: −$0
• Vac / Maint / Mgmt: −$236
• Net cashflow: $252/mo
• Annual: $3,028/yr
• Cap rate: 9.53%
• Cash-on-cash: 11.57%
• DSCR: 1.51
• 1% rule: 1.20%
• Cash to close: $26,180

Investor read

• This is a 3-bed/1.0-bath other listed at $94k.
• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $451 of equity ($646 loan paydown + $-195 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.
• 7 sale attempts since 16y 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.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~7 years — after that, you're playing with house money.
• Cap rate 9.5% vs local median 3.1% in Kissee Mills — 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.

Questions for listing agent

• 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?
• 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.