180 Grace Chapel Rd #315 · Blue Eye, MO 65611

$89,900

1 bd · 1.0 ba · 831 sqft · Condo · 22 Days on market

Built 2008 $150/mo HOA · 10% of rent ↓ 9% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to your perfect Ozarks getaway! This adorable 1-bedroom condo in Blue Eye offers cozy charm, comfort, and convenience all in one. Featuring granite countertops and stainless steel appliances, this condo is just waiting for its new owner. Just minutes from Branson, you'll love being close to shopping, dining, entertainment, and the beautiful lakes area while still enjoying a peaceful retreat. Whether you're searching for a weekend escape, or low-maintenance full-time living, this inviting condo is full of potential. Relax, unwind, and enjoy the best of Ozarks living!

Key facts

• Close to dining
• Granite countertops
• Close to shopping

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO ENTERTAINMENT

Property features AI

Finance

• Financial info: Tax amount not included per instructions
• HOA & community: Monthly association fee ($150) covering sewer, water, insurance, trash, snow removal and security

Exterior

• Parking: Parking details not provided
• Security: Smoke detector(s); Fire sprinkler system
• Utilities: Public water; Cable available
• Home design: Residential condominium; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Private maintained asphalt road access; Private road frontage

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher; Refrigerator; Ice maker; Disposal; Exhaust fan
• Bedrooms: Bedrooms not specified
• Flooring: Carpet; Vinyl; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric heating; Exhaust fan for ventilation; Central air conditioning; Ceiling fan(s)
• Interior features: Granite counters; Walk-in closet(s); High speed internet; Insulated windows with shutters, blinds and window coverings; Electric fireplace (free-standing)
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 4.0% in Blue Eye — 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 61/100 on livability (#449 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: health & safety C-, crime F, amenities F.
• Blue Eye R-V (rural): math 41% / reading 47% proficiency, ranked #107 of 324 in MO (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Blue Eye Elem. (math 37% / reading 47%, grade F, #481 of 1,115 statewide, top 46%, 198 students, 48% FRL); Blue Eye Middle (math 42% / reading 42%, grade D-, #149 of 391 statewide, top 41%, 170 students, 51% FRL); Blue Eye High (math 54% / reading 64%, grade C+, #35 of 521 statewide, top 8%, 178 students, 42% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: 91 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 $3k of equity ($622 loan paydown + $2k appreciation (2.6% local appreciation)).
• Stone County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.60% ✓
• Cap rate: 11.99%
• Cash-on-cash: 20.36%
• DSCR: 1.91
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.0%
• Equity multiple: 2.45×
• Total profit: $36,384
• Equity at exit: $38,587

10-year hold

• IRR: 27.0%
• Equity multiple: 4.72×
• Total profit: $93,698
• Equity at exit: $58,078

Cash invested: $25,172 (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 65611

• Home prices YoY: 1.3%
• Active inventory: 91
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,442 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$54 /mo · $642/yr
• Insurance: −$37
• HOA: −$150
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $427

Break-even live

Break-even rent $902

Max offer price $89,900

Occupancy floor 65%

Sensitivity live

Price	-10% $478	-5% $453	+0% $427	+5% $402	+10% $376
Rent	-10% $313	-5% $370	+0% $427	+5% $484	+10% $541
Rate	-1.0pp $472	-0.5pp $450	base $427	+0.5pp $404	+1.0pp $380

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $150 · $1,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-19
   days on market $89,900 Active 22 DOM
2. 2026-06-18
   days on market $89,900 Active 21 DOM
3. 2026-06-17
   days on market $89,900 Active 20 DOM
4. 2026-06-16
   days on market $89,900 Active 19 DOM
5. 2026-06-15
   days on market $89,900 Active 18 DOM
6. 2026-06-14
   days on market $89,900 Active 16 DOM
7. 2026-06-12
   days on market $89,900 Active 15 DOM
8. 2026-06-09
   days on market $89,900 Active 12 DOM
9. 2026-06-08
   days on market $89,900 Active 11 DOM
10. 2026-06-07
    days on market $89,900 Active 10 DOM
11. 2026-06-05
    days on market $89,900 Active 7 DOM
12. 2026-06-03
    days on market $89,900 Active 6 DOM
13. 2026-06-02
    days on market $89,900 Active 5 DOM
14. 2026-06-01
    days on market $89,900 Active 4 DOM
15. 2026-05-31
    days on market $89,900 Active 3 DOM
16. 2026-05-30
    days on market $89,900 Active 2 DOM
17. 2026-05-28
    listed $89,900 Active
18. 2017-12-02
    listed $99,000

ⓘ 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: $642 · $54/mo
• Projected year-2 tax: $872 · $73/mo
• Expected delta: +$230/yr (+$19/mo · 35.8%)

ⓘ 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 4/10 Moderate 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,309
• − Mortgage interest: −$5,036
• − Property taxes: −$642
• − Insurance: −$450
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − HOA: −$1,800
• − Depreciation: −$2,615
• Taxable income: $3,997
• Est. tax owed @ 24.0%: −$959
• After-tax cash flow: $4,166/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: Blue Eye R-V
• NCES district ID: 2905280
• Math proficiency: 41% ▲ 3.00%
• Reading proficiency: 47% ▼ -5.00%
• Median HH income: $42,591
• Composite: 37.08/100
• National rank: #4500
• State rank: #107 of 324 in MO

Livability — Blue Eye

• Score: 61/100
• State rank: #449
• US rank: #18289

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blue Eye, MO
• Population (ZIP): 1,784

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 (96%)
• Race & ethnicity: White 96% Two or more races 1%
• Common ancestry: Lithuanian 6% Romanian 4% Slovak 2%
• Foreign-born: 1% · Canada

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: ▲ 2.63%
• Current HPI: 204.4936
• 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

-9.2% since first listed

2 events — show timeline

• 2026-05-28 Listed $89,900 SOMO
• 2017-12-02 Listed $99,000 SOMO

Property tax history

-1.4%/yr

Latest (2025): $642 · +1.2% YoY. Source: county tax records.