89 Ten Oaks Dr · Montreal, MO 65591

$134,900

3 bd · 2.0 ba · 1,512 sqft · SingleFamily · 31 Days on market

Built 1998 Fair condition $17/mo HOA · 1% of rent

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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 +16.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• DSCR +5.0/10.0
• 1% rule +4.6/10.0
• Schools +4.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Escape to your own private retreat at Lake of the Ozarks! This beautifully wooded 3-acre property offers the perfect combination of seclusion and convenience, located between Osage Beach and Camdenton and just 2.6 miles from Hwy 54 down A Rd. A homesite is already established with shared well, new septic system, and electric already installed, making it ready for your finishing touches. The modular home needs a few repairs and updates, giving you the opportunity to customize and create your own secluded piece of heaven. Whether you’re searching for a full-time residence, weekend getaway, or investment opportunity, this property has endless potential. Plenty of room to build a garage,

Key facts

• Electric installed
• New septic system
• Shared well

Tags

• WOODED PROPERTY
• SHARED WELL
• NEW SEPTIC SYSTEM
• ELECTRIC INSTALLED
• PEACEFUL COUNTRY LIVING

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: Gravel driveway; No garage
• Security:
• Utilities: Well (shared); Septic tank; Cable available
• Home design: Single-family detached residence; Residential zoning; Property listed as fixer
• Construction: Vinyl siding
• Exterior features: Covered patio/porch; Deck; Patio; Sloped, gently sloping, open and wooded lot; Road maintenance agreement; Gravel road

Interior

• Kitchen: Cooktop; Range; Dishwasher; Refrigerator
• Bedrooms:
• Flooring: Laminate
• Bathrooms: 2 full bathrooms; Accessible full bath
• Heating & cooling: Electric forced-air heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Wood-burning fireplace (1)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $70 ($836/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 $129k (4.4% below list).
• Recommended offer: $129k (4.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#727 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B; Watch: amenities F, commute F, employment F.
• Camdenton R-III (rural): math 46% / reading 48% proficiency, ranked #68 of 324 in MO (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 272 units permitted in Camden County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($933 loan paydown + $2k appreciation (1.7% local appreciation)).
• Camden County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Recommended offer $128,979 (4.4% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.21%
• DSCR: 1.10
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.31×
• Total profit: $11,651
• Equity at exit: $51,011

10-year hold

• IRR: 9.5%
• Equity multiple: 2.25×
• Total profit: $47,224
• Equity at exit: $71,806

Cash invested: $37,772 (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 65591

• Home prices YoY: 0.8%
• Active inventory: 11
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,290 medium
• Mortgage (P&I): −$707
• Tax est. 1.5%: −$169 /mo · $2,024/yr
• Insurance: −$56
• HOA: −$17
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $70

Break-even live

Break-even rent $1,202

Max offer price $134,900

Occupancy floor 90%

Sensitivity live

Price	-10% $163	-5% $116	+0% $70	+5% $23	+10% $-24
Rent	-10% $-32	-5% $19	+0% $70	+5% $121	+10% $172
Rate	-1.0pp $138	-0.5pp $104	base $70	+0.5pp $35	+1.0pp $-1

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: electric

Listing history 18 events

1. 2026-06-21
   days on market $134,900 Active 31 DOM
2. 2026-06-19
   days on market $134,900 Active 29 DOM
3. 2026-06-18
   days on market $134,900 Active 28 DOM
4. 2026-06-17
   days on market $134,900 Active 27 DOM
5. 2026-06-16
   days on market $134,900 Active 26 DOM
6. 2026-06-15
   days on market $134,900 Active 25 DOM
7. 2026-06-14
   days on market $134,900 Active 23 DOM
8. 2026-06-12
   days on market $134,900 Active 22 DOM
9. 2026-06-09
   days on market $134,900 Active 19 DOM
10. 2026-06-08
    days on market $134,900 Active 18 DOM
11. 2026-06-07
    days on market $134,900 Active 17 DOM
12. 2026-06-05
    days on market $134,900 Active 14 DOM
13. 2026-06-03
    days on market $134,900 Active 13 DOM
14. 2026-06-02
    days on market $134,900 Active 12 DOM
15. 2026-06-01
    days on market $134,900 Active 11 DOM
16. 2026-05-31
    days on market $134,900 Active 10 DOM
17. 2026-05-30
    days on market $134,900 Active 9 DOM
18. 2026-05-21
    listed $134,900 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,477
• − Mortgage interest: −$7,556
• − Property taxes: −$2,024
• − Insurance: −$674
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − HOA: −$204
• − Depreciation: −$3,924
• Taxable loss: −$1,382
• Est. tax savings @ 24.0%: +$332
• After-tax cash flow: $1,168/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This property offers a good opportunity for moderate renovations, with potential for significant value increase through landscaping and exterior improvements.

Repairs flagged

• Major Landscaping — Overgrown yard and lack of landscaping.
• Moderate Exterior painting — Siding appears weathered, possibly needs repainting.
• Minor Bathroom fixtures — Older fixtures and possibly outdated paint.

Value-add opportunities

• Both Landscaping and exterior painting — Enhances curb appeal and property value.
• Resale Kitchen appliances — Modern appliances improve the home's appeal for buyers.
• Rental Bathroom fixtures — Upgraded fixtures attract renters and improve rental income.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown yard and lack of landscaping.	Major	$15,000–50,000
Exterior painting · Siding appears weathered, possibly needs repainting.	Moderate	$3,000–15,000
Bathroom fixtures · Older fixtures and possibly outdated paint.	Minor	$500–3,000
Total estimated repair cost · 3 items		$18,500–68,000

Value-add ROI direction

• Both Landscaping and exterior painting — Enhances curb appeal and property value. ↑
• Resale Kitchen appliances — Modern appliances improve the home's appeal for buyers. ↑
• Rental Bathroom fixtures — Upgraded fixtures attract renters and improve rental income. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Camdenton R-III
• NCES district ID: 2906990
• Math proficiency: 46% ▲ 10.00%
• Reading proficiency: 48% ▲ 1.00%
• Median HH income: $46,496
• Composite: 39.96/100
• National rank: #3838
• State rank: #68 of 324 in MO

Livability — Montreal

• Score: 55/100
• State rank: #727
• US rank: #23162

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,828

Population outlook (Camden County) Hauer SSP2

• Today (2025): 44,585 people
• By 2030: 44,476 · -0.2%
• By 2040: 43,513 · -2.4%
• By 2050: 41,705 · -6.5%
• By 2075: 36,903 · -17.2%
• By 2100: 30,164 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 3% Korean 1%

Political lean MEDSL · Camden

• 2024 margin: Solid R (+54.3) · D 22.4% · R 76.7%
• 2008→2024 swing: -25.8pp toward R · 2008: -28.5pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+53.2 2016: R+54.2 2012: R+39.3 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.70%
• Current HPI: 208.74
• 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

1 event — show timeline

• 2026-05-21 Listed $134,900 LOBR