181 Elm · Rockaway Beach, MO 65740

$189,500

2 bd · 1.0 ba · 912 sqft · Other · 37 Days on market

Built 1993 9,583 sqft lot $208/sqft · 35% above area Est $140k · 35% over

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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 +12.5/30.0
• Appreciation +10.0/10.0
• Schools +3.9/10.0
• DSCR +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to your perfect lake retreat in charming Rockaway Beach! This adorable 2-bedroom home offers a warm and inviting open floor plan designed for easy living and entertaining. Situated on a large, flat lot, the property provides plenty of space to relax, play, or expand. Inside, you'll find durable laminate and tile flooring throughout, complemented by a cozy woodburning fireplace that adds character and comfort. The home has been thoughtfully updated with a new roof, new water heater, and newer stainless steel appliances, making it truly move-in ready. Conveniently located near Lake Taneycomo and within the Forsyth School District, this property also places you less than 30 minutes from the shopping, dining, and entertainment of Branson, offering the perfect balance of peaceful living and accessibility. A spacious 2-car garage adds functionality, while the home comes fully furnished and includes all appliances, tools, yard equipment, and even a grill--everything you need to start enjoying your new home right away. As an added bonus, the sale includes an adjoining extra lot, presenting incredible potential for a second residence, workshop, or additional garage. Whether you're searching for a weekend getaway, investment opportunity, or a forever home, this property delivers charm, versatility, and value in a beautiful lakeside setting.

Key facts

• Open floor plan
• New water heater
• Large flat lot

Tags

• OPEN FLOOR PLAN
• LARGE FLAT LOT
• WOODBURNING FIREPLACE
• NEW ROOF
• NEW WATER HEATER
• FULLY FURNISHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $190k.

Deal economics

• At list price, monthly cash flow is $-29 ($-344/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (27.5% below list).
• Recommended offer: $137k (27.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#418 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, employment D+, schools 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.
• Market conditions: 99 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 $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Taney County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 37 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,322 (27.5% 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 37 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.65%
• DSCR: 0.97
• GRM: 11.5

CMA / ARV

• ARV (median comp): $139,902
• List price: $189,500
• Delta: 35.45%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.8%
• Equity multiple: 2.91×
• Total profit: $101,283
• Equity at exit: $170,717

10-year hold

• IRR: 21.1%
• Equity multiple: 6.64×
• Total profit: $299,497
• Equity at exit: $368,157

Cash invested: $53,060 (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 65740

• Home prices YoY: 11.6%
• Active inventory: 99
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,373 medium
• Mortgage (P&I): −$994
• Tax from tax record: −$41 /mo · $489/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-29

Break-even live

Break-even rent $1,409

Max offer price $184,441

Occupancy floor 97%

Sensitivity live

Price	-10% $79	-5% $25	+0% $-29	+5% $-82	+10% $-136
Rent	-10% $-137	-5% $-83	+0% $-29	+5% $26	+10% $80
Rate	-1.0pp $67	-0.5pp $20	base $-29	+0.5pp $-78	+1.0pp $-128

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: $47,375
• Closing costs: $5,685
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-22
   listed $194,500 Active 1360-char remark

   Show marketing remark (1360 chars)

   Welcome to your perfect lake retreat in charming Rockaway Beach! This adorable 2-bedroom home offers a warm and inviting open floor plan designed for easy living and entertaining. Situated on a large, flat lot, the property provides plenty of space to relax, play, or expand. Inside, you'll find durable laminate and tile flooring throughout, complemented by a cozy woodburning fireplace that adds character and comfort. The home has been thoughtfully updated with a new roof, new water heater, and newer stainless steel appliances, making it truly move-in ready. Conveniently located near Lake Taneycomo and within the Forsyth School District, this property also places you less than 30 minutes from the shopping, dining, and entertainment of Branson, offering the perfect balance of peaceful living and accessibility. A spacious 2-car garage adds functionality, while the home comes fully furnished and includes all appliances, tools, yard equipment, and even a grill--everything you need to start enjoying your new home right away. As an added bonus, the sale includes an adjoining extra lot, presenting incredible potential for a second residence, workshop, or additional garage. Whether you're searching for a weekend getaway, investment opportunity, or a forever home, this property delivers charm, versatility, and value in a beautiful lakeside setting.

2. 2021-03-03
   soldstatus 688-char remark

   Show marketing remark (688 chars)

   Back on market - buyer fell ill and unable to complete purchase! Less than a half mile to the lake, this home could be the perfect starter home or lake retreat! New paint and flooring throughout. The bathroom has been given a refresh with new flooring, vanity and toilet. Open concept great room combines your living, dining and kitchen space. Brick and river rock surround the wood burning insert in the living room. The fresh, bright white mantel is ready for your holiday decor. Attached two car garage is insulated and heated; perfect for a year round workshop space or climate controlled storage. The large lot gives you outdoor space for gardening or just some extra space to roam.

3. 2020-11-12
   listed $90,000 688-char remark

   Show marketing remark (688 chars)

   Back on market - buyer fell ill and unable to complete purchase! Less than a half mile to the lake, this home could be the perfect starter home or lake retreat! New paint and flooring throughout. The bathroom has been given a refresh with new flooring, vanity and toilet. Open concept great room combines your living, dining and kitchen space. Brick and river rock surround the wood burning insert in the living room. The fresh, bright white mantel is ready for your holiday decor. Attached two car garage is insulated and heated; perfect for a year round workshop space or climate controlled storage. The large lot gives you outdoor space for gardening or just some extra space to roam.

4. 2016-05-05
   soldstatus
5. 2006-12-29
   soldstatus
6. 1993-08-17
   soldstatus

ⓘ 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: $489 · $41/mo
• Projected year-2 tax: $1,838 · $153/mo
• Expected delta: +$1,349/yr (+$112/mo · 275.8%)

ⓘ 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 5/10 Major 7 d/yr ≥106°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: $16,479
• − Mortgage interest: −$10,615
• − Property taxes: −$489
• − Insurance: −$948
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$5,513
• Taxable loss: −$3,722
• Est. tax savings @ 24.0%: +$893
• After-tax cash flow: $550/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: Forsyth R-III
• NCES district ID: 2912240
• Math proficiency: 44% ▬ 0.00%
• Reading proficiency: 51% ▼ -3.00%
• Median HH income: $35,521
• Composite: 39.31/100
• National rank: #3991
• State rank: #78 of 324 in MO

Livability — Rockaway Beach

• Score: 61/100
• State rank: #418
• US rank: #17451

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,495

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 3% Iranian 3% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 93% English-only · Spanish 6% German/W. Germanic 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: ▲ 30.18%
• Current HPI: 291.5553
• 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

+116.1% since first listed

6 events — show timeline

• 2026-04-22 Listed $194,500 SOMO
• 2021-03-03 Sold (MLS) — SOMO
• 2020-11-12 Listed $90,000 SOMO
• 2016-05-05 Sold (Public Records) — Public Records
• 2006-12-29 Sold (Public Records) — Public Records
• 1993-08-17 Sold (Public Records) — Public Records

Property tax history

+0.7%/yr

Latest (2025): $489 · -13.1% YoY. Source: county tax records.