771 Kentucky Rd · Ozark, MO 65721

$221,000

5 bd · 2.0 ba · 1,725 sqft · Other public records · 11 Days on market

Built 1985 0.40 ac lot

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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 +18.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +5.2/10.0
• 1% rule +3.8/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable 5 bed, room 2 bath home in Ozark. This home has had many updates throughout their ownership. Two bedrooms and a bathroom were added as well as a sliding back door, deck and a second water heater was added, They are finishing the most recent renovations (as you will see in the photos and upon your visit) within the next week. It is a quiet country feel, with no houses behind you but you are able to enjoy the view of the neighbor's pond behind the home and yet, still you are just a short drive to B & B Theaters, Walmart, Finley Farms and Lambert's Cafe. Beautiful area on a quiet road. Move in ready! Come take a look, you will not be disappointed!

Key facts

• Brand new roof
• New gutters
• Top-rated schools

Tags

• BRAND NEW ROOF
• NEW GUTTERS
• QUIET COUNTRY-LIKE SETTING
• TOP-RATED SCHOOLS

Property features AI

Exterior

• Parking: Private driveway; Gravel parking
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Shared well water; Private sewer (septic tank); Propane utility
• Home design: Single family residence; One story; Residential property; Subdivision: Allens Acre
• Construction: Vinyl siding; Permanent foundation
• Exterior features: Deck; Rear porch; Front porch; Shed(s); Has a view; Rain gutters

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher; Microwave; Refrigerator; Ice maker; Garbage disposal; Laminate counters; Pantry
• Bedrooms: Walk-in closet(s) in bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Propane heating; Forced air; Central heating
• Interior features: Pantry; Laminate counters; Walk-in closet(s); Insulated windows; Window coverings and blinds; Double-pane windows; Rain gutters
• Laundry & utility: Washer and dryer included; Laundry on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath other listed at $221k.

Deal economics

• At list price, monthly cash flow is $190 ($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 $194k (12.4% below list).
• Recommended offer: $194k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 2.8% in Ozark — 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 72/100 on livability (#94 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Ozark R-VI (rural): math 60% / reading 62% proficiency, ranked #10 of 324 in MO (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: South Elem. (math 59% / reading 63%, grade B, #114 of 1,115 statewide, top 10%, 524 students, 44% FRL); Ozark Jr. High (math 54% / reading 59%, grade B, #38 of 391 statewide, top 10%, 946 students, 37% FRL); Ozark High (math 47% / reading 64%, grade C, #64 of 521 statewide, top 12%, 1,838 students, 33% FRL).
• Market conditions: Rents rising fast (+5.3%/yr); 374 active listings in the ZIP; solid renter incomes; 537 units permitted in Christian County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Christian County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,706 (12.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 0.88% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.68%
• DSCR: 1.16
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.34% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.69×
• Total profit: $-19,136
• Equity at exit: $32,952

10-year hold

• IRR: 3.8%
• Equity multiple: 1.30×
• Total profit: $18,653
• Equity at exit: $19,108

Cash invested: $61,880 (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 65721

• Rents YoY: 5.3%
• Active inventory: 374
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,937 medium
• Mortgage (P&I): −$1,159
• Tax from tax record: −$89 /mo · $1,072/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $190

Break-even live

Break-even rent $1,697

Max offer price $221,000

Occupancy floor 85%

Sensitivity live

Price	-10% $315	-5% $252	+0% $190	+5% $127	+10% $65
Rent	-10% $37	-5% $113	+0% $190	+5% $266	+10% $343
Rate	-1.0pp $301	-0.5pp $246	base $190	+0.5pp $133	+1.0pp $74

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: $55,250
• Closing costs: $6,630
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-29
   status Pending
2. 2026-04-17
   listed $221,000 Active
3. 2022-10-31
   soldstatus
4. 2022-10-28
   soldstatus Closed 665-char remark

   Show marketing remark (665 chars)

   Adorable 5 bed, room 2 bath home in Ozark. This home has had many updates throughout their ownership. Two bedrooms and a bathroom were added as well as a sliding back door, deck and a second water heater was added, They are finishing the most recent renovations (as you will see in the photos and upon your visit) within the next week. It is a quiet country feel, with no houses behind you but you are able to enjoy the view of the neighbor's pond behind the home and yet, still you are just a short drive to B & B Theaters, Walmart, Finley Farms and Lambert's Cafe. Beautiful area on a quiet road. Move in ready! Come take a look, you will not be disappointed!

5. 2022-09-24
   status Pending 665-char remark

   Show marketing remark (665 chars)

   Adorable 5 bed, room 2 bath home in Ozark. This home has had many updates throughout their ownership. Two bedrooms and a bathroom were added as well as a sliding back door, deck and a second water heater was added, They are finishing the most recent renovations (as you will see in the photos and upon your visit) within the next week. It is a quiet country feel, with no houses behind you but you are able to enjoy the view of the neighbor's pond behind the home and yet, still you are just a short drive to B & B Theaters, Walmart, Finley Farms and Lambert's Cafe. Beautiful area on a quiet road. Move in ready! Come take a look, you will not be disappointed!

6. 2022-09-24
   price $181,900 665-char remark

   Show marketing remark (665 chars)

   Adorable 5 bed, room 2 bath home in Ozark. This home has had many updates throughout their ownership. Two bedrooms and a bathroom were added as well as a sliding back door, deck and a second water heater was added, They are finishing the most recent renovations (as you will see in the photos and upon your visit) within the next week. It is a quiet country feel, with no houses behind you but you are able to enjoy the view of the neighbor's pond behind the home and yet, still you are just a short drive to B & B Theaters, Walmart, Finley Farms and Lambert's Cafe. Beautiful area on a quiet road. Move in ready! Come take a look, you will not be disappointed!

7. 2022-09-18
   price $187,900 665-char remark

   Show marketing remark (665 chars)

   Adorable 5 bed, room 2 bath home in Ozark. This home has had many updates throughout their ownership. Two bedrooms and a bathroom were added as well as a sliding back door, deck and a second water heater was added, They are finishing the most recent renovations (as you will see in the photos and upon your visit) within the next week. It is a quiet country feel, with no houses behind you but you are able to enjoy the view of the neighbor's pond behind the home and yet, still you are just a short drive to B & B Theaters, Walmart, Finley Farms and Lambert's Cafe. Beautiful area on a quiet road. Move in ready! Come take a look, you will not be disappointed!

8. 2022-09-17
   listed $197,900 Active 665-char remark

   Show marketing remark (665 chars)

   Adorable 5 bed, room 2 bath home in Ozark. This home has had many updates throughout their ownership. Two bedrooms and a bathroom were added as well as a sliding back door, deck and a second water heater was added, They are finishing the most recent renovations (as you will see in the photos and upon your visit) within the next week. It is a quiet country feel, with no houses behind you but you are able to enjoy the view of the neighbor's pond behind the home and yet, still you are just a short drive to B & B Theaters, Walmart, Finley Farms and Lambert's Cafe. Beautiful area on a quiet road. Move in ready! Come take a look, you will not be disappointed!

9. 2022-09-16
   historical $197,900 665-char remark

   Show marketing remark (665 chars)

   Adorable 5 bed, room 2 bath home in Ozark. This home has had many updates throughout their ownership. Two bedrooms and a bathroom were added as well as a sliding back door, deck and a second water heater was added, They are finishing the most recent renovations (as you will see in the photos and upon your visit) within the next week. It is a quiet country feel, with no houses behind you but you are able to enjoy the view of the neighbor's pond behind the home and yet, still you are just a short drive to B & B Theaters, Walmart, Finley Farms and Lambert's Cafe. Beautiful area on a quiet road. Move in ready! Come take a look, you will not be disappointed!

10. 2017-08-01
    soldstatus
11. 2017-07-28
    soldstatus 332-char remark

    Show marketing remark (332 chars)

    The peace and quite of country living just minutes from shopping in Ozark and about 25 minutes to Battlefield in Springfield. Roof is two years old, new carpet, fresh Paint. Lots of windows lets in natural light. Washer Dryer hook-ups. Really clean and move-in ready. One year H S A Home Warranty. 1 car garageThis home will go USDA

12. 2017-05-27
    listed $84,900 332-char remark

    Show marketing remark (332 chars)

    The peace and quite of country living just minutes from shopping in Ozark and about 25 minutes to Battlefield in Springfield. Roof is two years old, new carpet, fresh Paint. Lots of windows lets in natural light. Washer Dryer hook-ups. Really clean and move-in ready. One year H S A Home Warranty. 1 car garageThis home will go USDA

ⓘ 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: $1,072 · $89/mo
• Projected year-2 tax: $2,144 · $179/mo
• Expected delta: +$1,071/yr (+$89/mo · 99.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $23,245
• − Mortgage interest: −$12,379
• − Property taxes: −$1,072
• − Insurance: −$1,105
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − Depreciation: −$6,429
• Taxable loss: −$1,460
• Est. tax savings @ 24.0%: +$350
• After-tax cash flow: $2,629/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: Ozark R-VI
• NCES district ID: 2923430
• Math proficiency: 60% ▼ -1.00%
• Reading proficiency: 62% ▼ -3.00%
• Median HH income: $54,408
• Composite: 52.33/100
• National rank: #1590
• State rank: #10 of 324 in MO

Livability — Ozark

• Score: 72/100
• State rank: #94
• US rank: #6242

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Christian County · 70,465 people
• City population: 33,452
• Metro: Springfield, MO
• Population (ZIP): 33,452
• Household income: $77,507
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 673.0

Population outlook (Christian County) Hauer SSP2

• Today (2025): 95,071 people
• By 2030: 100,379 · +5.6%
• By 2040: 109,902 · +15.6%
• By 2050: 117,487 · +23.6%
• By 2075: 130,738 · +37.5%
• By 2100: 131,730 · +38.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Italian 3% Slovak 2% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Christian

• 2024 margin: Solid R (+52.2) · D 23.3% · R 75.6% · Other 1.1%
• 2008→2024 swing: -16.4pp toward R · 2008: -35.8pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+50.8 2016: R+54.2 2012: R+46.5 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -103.28%
• Current HPI: 188.699
• Rent YoY: ▲ 5.34%
• Metro: Springfield, MO
• 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

+160.3% since first listed

12 events — show timeline

• 2026-04-29 Pending — SOMO
• 2026-04-17 Listed $221,000 SOMO
• 2022-10-31 Sold (Public Records) — Public Records
• 2022-10-28 Sold (MLS) — SOMO
• 2022-09-24 Pending — SOMO
• 2022-09-24 Price Changed $181,900 SOMO
• 2022-09-18 Price Changed $187,900 SOMO
• 2022-09-17 Listed $197,900 SOMO
• 2022-09-16 Coming Soon $197,900 SOMO
• 2017-08-01 Sold (Public Records) — Public Records
• 2017-07-28 Sold (MLS) — SOMO
• 2017-05-27 Listed $84,900 SOMO

Property tax history

+3.0%/yr

Latest (2025): $1,072 · +5.1% YoY. Source: county tax records.