4087 Oakwood Rd · Merriam Woods, MO 65740

$64,900

2 bd · 1.0 ba · 960 sqft · Other · 86 Days on market

Built 1992 7,841 sqft lot $68/sqft · 30% below area Est $92k · 30% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Start your real estate portfolio today with this income producing property! Upgrades include a new HVAC, washing machine, and refrigerator in 2023. Property is being sold, ''as-is'' with seller making no repairs. Buyers and buyers agents to do own due diligence. Schedule your showing today before it's gone!

Key facts

• New hvac
• Washing machine
• Refrigerator

Tags

• NEW HVAC
• WASHING MACHINE
• REFRIGERATOR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.3% vs local median 6.8% in Merriam Woods — 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 (#444 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, schools F, amenities F.
• Branson R-IV (rural): math 48% / reading 52% proficiency, ranked #44 of 324 in MO (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• 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 $7k of equity ($449 loan paydown + $6k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, 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 86 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $61,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 2.12% ✓
• Cap rate: 19.26%
• Cash-on-cash: 46.30%
• DSCR: 3.06
• GRM: 3.9

CMA / ARV

• ARV (median comp): $92,118
• List price: $64,900
• Delta: -29.55%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 60.5%
• Equity multiple: 5.40×
• Total profit: $79,987
• Equity at exit: $58,467

10-year hold

• IRR: 54.0%
• Equity multiple: 12.03×
• Total profit: $200,395
• Equity at exit: $126,086

Cash invested: $18,172 (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 65740

• Home prices YoY: 11.6%
• Active inventory: 99
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,376 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$19 /mo · $224/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $701

Break-even live

Break-even rent $489

Max offer price $64,900

Occupancy floor 44%

Sensitivity live

Price	-10% $738	-5% $720	+0% $701	+5% $683	+10% $664
Rent	-10% $592	-5% $647	+0% $701	+5% $756	+10% $810
Rate	-1.0pp $734	-0.5pp $718	base $701	+0.5pp $684	+1.0pp $667

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $64,900 Active 86 DOM
2. 2026-06-19
   days on market $64,900 Active 84 DOM
3. 2026-06-18
   days on market $64,900 Active 83 DOM
4. 2026-06-17
   days on market $64,900 Active 82 DOM
5. 2026-06-16
   days on market $64,900 Active 81 DOM
6. 2026-06-15
   days on market $64,900 Active 80 DOM
7. 2026-06-14
   days on market $64,900 Active 78 DOM
8. 2026-06-12
   days on market $64,900 Active 77 DOM
9. 2026-06-09
   days on market $64,900 Active 74 DOM
10. 2026-06-08
    days on market $64,900 Active 73 DOM
11. 2026-06-07
    days on market $64,900 Active 72 DOM
12. 2026-06-03
    days on market $64,900 Active 68 DOM
13. 2026-06-02
    days on market $64,900 Active 67 DOM
14. 2026-06-01
    days on market $64,900 Active 66 DOM
15. 2026-05-31
    days on market $64,900 Active 65 DOM
16. 2026-05-30
    days on market $64,900 Active 64 DOM
17. 2026-03-27
    listed $64,900 Active 308-char remark

    Show marketing remark (308 chars)

    Start your real estate portfolio today with this income producing property! Upgrades include a new HVAC, washing machine, and refrigerator in 2023. Property is being sold, ''as-is'' with seller making no repairs. Buyers and buyers agents to do own due diligence. Schedule your showing today before it's gone!

18. 2025-02-07
    listed $64,900 Active
19. 2022-12-01
    soldstatus Closed
20. 2022-11-06
    status Pending
21. 2022-11-01
    historical
22. 2022-10-01
    price $48,500
23. 2022-07-09
    listed $49,900 Active
24. 2007-03-01
    soldstatus
25. 1996-05-31
    soldstatus
26. 1992-04-24
    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: $224 · $19/mo
• Projected year-2 tax: $630 · $52/mo
• Expected delta: +$405/yr (+$34/mo · 180.8%)

ⓘ 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 ≥106°F today · 19 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: $16,515
• − Mortgage interest: −$3,635
• − Property taxes: −$224
• − Insurance: −$324
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$1,888
• Taxable income: $7,801
• Est. tax owed @ 24.0%: −$1,872
• After-tax cash flow: $6,542/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: Branson R-IV
• NCES district ID: 2905760
• Math proficiency: 48% ▼ -6.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $41,473
• Composite: 41.96/100
• National rank: #3347
• State rank: #44 of 324 in MO

Livability — Merriam Woods

• Score: 61/100
• State rank: #444
• US rank: #18151

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Merriam Woods, MO
• City population: 3,495
• 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

+30.1% since first listed

10 events — show timeline

• 2026-03-27 Listed $64,900 SOMO
• 2025-02-07 Listed $64,900 SOMO
• 2022-12-01 Sold (MLS) — SOMO
• 2022-11-06 Pending — SOMO
• 2022-11-01 Delisted — SOMO
• 2022-10-01 Price Changed $48,500 SOMO
• 2022-07-09 Listed $49,900 SOMO
• 2007-03-01 Sold (Public Records) — Public Records
• 1996-05-31 Sold (Public Records) — Public Records
• 1992-04-24 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $224 · -7.3% YoY. Source: county tax records.