349 Howell Dr · Taneyville, MO 65759

$124,900

3 bd · 2.0 ba · 1,064 sqft · Manufactured · 86 Days on market

Built 1999 2.50 ac lot ↓ 29% 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).

• Cash flow +11.2/30.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• Schools +4.4/10.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Move in ready home on acreage near Beaver Creek! This updated single wide home features 3 bedrooms & 2 full bathrooms & is sitting on a level 2.5 acres. The home has had several updates completed including flooring, paint, newer kitchen appliances & many bathroom & kitchen updates as well! There is a covered front deck with a view of the play area in the front yard & a large back deck to enjoy the view of the sunrises & sunsets over the property. Along with a nice sized front & back yard there is also a small pasture area beside the home for a couple head of livestock. There is also direct access to Beaver Creek less than 1/2 mile away & it features some of the areas best kayaking/canoeing & fishing opportunities. Several thousand acres of Mark Twain National Forest is less than 1/2 mile away for those that prefer the hiking & hunting adventures. Branson is approximately 35 minutes away & Springfield is approximately 1 hour away. If some peace & quiet is at the top of your list then this property should be at the top of your list! Don't miss your opportunity to make this house your home!

Key facts

• Large back deck
• Small pasture area
• Move in ready home

Tags

• MOVE IN READY HOME
• LEVEL 2.5 ACRES
• COVERED FRONT DECK
• LARGE BACK DECK
• SMALL PASTURE AREA
• DIRECT ACCESS TO BEAVER CREEK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (17.5% below list).
• Recommended offer: $103k (17.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#546 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, schools D.
• Bradleyville R-I (rural): math 40% / reading 60% proficiency, ranked #127 of 535 in MO (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 4 active listings in the ZIP; 331 units permitted in Taney County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($864 loan paydown + $3k appreciation (2.4% local appreciation)).
• Taney County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: flood insurance adds $68/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,100 (17.5% 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 86 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 D-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: 0.83% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.67%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.11×
• Total profit: $3,804
• Equity at exit: $52,034

10-year hold

• IRR: 5.8%
• Equity multiple: 1.83×
• Total profit: $28,984
• Equity at exit: $77,119

Cash invested: $34,972 (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 65759

• Home prices YoY: 1.0%
• Active inventory: 4
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• Flood insurance flood zone: −$68 /mo · $814/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $-116

Break-even live

Break-even rent $1,178

Max offer price $108,042

Occupancy floor —

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-14
   status $124,900 Pending 86 DOM
2. 2026-06-13
   days on market $124,900 Active Under Contract 86 DOM
3. 2026-06-12
   days on market $124,900 Active Under Contract 85 DOM
4. 2026-06-09
   days on market $124,900 Active Under Contract 82 DOM
5. 2026-06-08
   days on market $124,900 Active Under Contract 81 DOM
6. 2026-06-07
   days on market $124,900 Active Under Contract 80 DOM
7. 2026-06-05
   days on market $124,900 Active Under Contract 78 DOM
8. 2026-06-04
   days on market $124,900 Active Under Contract 76 DOM
9. 2026-06-02
   days on market $124,900 Active Under Contract 75 DOM
10. 2026-06-01
    days on market $124,900 Active Under Contract 74 DOM
11. 2026-05-31
    days on market $124,900 Active Under Contract 73 DOM
12. 2026-05-17
    historical Active Under Contract 1176-char remark

    Show marketing remark (1176 chars)

    Move in ready home on acreage near Beaver Creek! This updated single wide home features 3 bedrooms & 2 full bathrooms & is sitting on a level 2.5 acres. The home has had several updates completed including flooring, paint, newer kitchen appliances & many bathroom & kitchen updates as well! There is a covered front deck with a view of the play area in the front yard & a large back deck to enjoy the view of the sunrises & sunsets over the property. Along with a nice sized front & back yard there is also a small pasture area beside the home for a couple head of livestock. There is also direct access to Beaver Creek less than 1/2 mile away & it features some of the areas best kayaking/canoeing & fishing opportunities. Several thousand acres of Mark Twain National Forest is less than 1/2 mile away for those that prefer the hiking & hunting adventures. Branson is approximately 35 minutes away & Springfield is approximately 1 hour away. If some peace & quiet is at the top of your list then this property should be at the top of your list! Don't miss your opportunity to make this house your home!

13. 2026-04-11
    price $124,900 1176-char remark

    Show marketing remark (1176 chars)

    Move in ready home on acreage near Beaver Creek! This updated single wide home features 3 bedrooms & 2 full bathrooms & is sitting on a level 2.5 acres. The home has had several updates completed including flooring, paint, newer kitchen appliances & many bathroom & kitchen updates as well! There is a covered front deck with a view of the play area in the front yard & a large back deck to enjoy the view of the sunrises & sunsets over the property. Along with a nice sized front & back yard there is also a small pasture area beside the home for a couple head of livestock. There is also direct access to Beaver Creek less than 1/2 mile away & it features some of the areas best kayaking/canoeing & fishing opportunities. Several thousand acres of Mark Twain National Forest is less than 1/2 mile away for those that prefer the hiking & hunting adventures. Branson is approximately 35 minutes away & Springfield is approximately 1 hour away. If some peace & quiet is at the top of your list then this property should be at the top of your list! Don't miss your opportunity to make this house your home!

14. 2026-03-19
    listed $130,000 Active 1176-char remark

    Show marketing remark (1176 chars)

    Move in ready home on acreage near Beaver Creek! This updated single wide home features 3 bedrooms & 2 full bathrooms & is sitting on a level 2.5 acres. The home has had several updates completed including flooring, paint, newer kitchen appliances & many bathroom & kitchen updates as well! There is a covered front deck with a view of the play area in the front yard & a large back deck to enjoy the view of the sunrises & sunsets over the property. Along with a nice sized front & back yard there is also a small pasture area beside the home for a couple head of livestock. There is also direct access to Beaver Creek less than 1/2 mile away & it features some of the areas best kayaking/canoeing & fishing opportunities. Several thousand acres of Mark Twain National Forest is less than 1/2 mile away for those that prefer the hiking & hunting adventures. Branson is approximately 35 minutes away & Springfield is approximately 1 hour away. If some peace & quiet is at the top of your list then this property should be at the top of your list! Don't miss your opportunity to make this house your home!

15. 2025-11-21
    status Pending
16. 2025-11-03
    status Active
17. 2025-08-04
    status Pending
18. 2025-06-13
    price $125,000
19. 2025-04-27
    price $148,000
20. 2025-03-03
    price $165,000
21. 2024-11-16
    price $169,000
22. 2024-10-05
    listed $175,000 Active
23. 2006-11-01
    soldstatus
24. 2000-09-21
    soldstatus
25. 1996-04-13
    soldstatus
26. 1993-06-09
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone D · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 21 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: $12,372
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$1,438
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$3,633
• Taxable loss: −$3,549
• Est. tax savings @ 24.0%: +$852
• After-tax cash flow: $-546/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: Bradleyville R-I
• NCES district ID: 2905700
• Math proficiency: 40% ▲ 10.00%
• Reading proficiency: 60% ▲ 10.00%
• Median HH income: $42,235
• Composite: 44.02/100
• National rank: #6257
• State rank: #127 of 535 in MO

Livability — Taneyville

• Score: 59/100
• State rank: #546
• US rank: #20140

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,033

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Black 2% Two or more races 2%
• Common ancestry: Lithuanian 6% Italian 6% Serbian 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · French/Haitian/Cajun 4% Spanish 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: ▲ 2.41%
• Current HPI: 242.1528
• 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

-28.6% since first listed

15 events — show timeline

• 2026-05-17 Contingent — SOMO
• 2026-04-11 Price Changed $124,900 SOMO
• 2026-03-19 Listed $130,000 SOMO
• 2025-11-21 Pending — SOMO
• 2025-11-03 Relisted — SOMO
• 2025-08-04 Pending — SOMO
• 2025-06-13 Price Changed $125,000 SOMO
• 2025-04-27 Price Changed $148,000 SOMO
• 2025-03-03 Price Changed $165,000 SOMO
• 2024-11-16 Price Changed $169,000 SOMO
• 2024-10-05 Listed $175,000 SOMO
• 2006-11-01 Sold (Public Records) — Public Records
• 2000-09-21 Sold (Public Records) — Public Records
• 1996-04-13 Sold (Public Records) — Public Records
• 1993-06-09 Sold (Public Records) — Public Records

Property tax history

-0.8%/yr

Latest (2025): $151 · -1.4% YoY. Source: county tax records.