180 Grace Chapel #216 · Blue Eye, MO 65611

$104,000

2 bd · 1.0 ba · 806 sqft · Condo · 220 Days on market

Built 2007 $129/sqft · 21% above area Est $86k · 21% over $150/mo HOA · 11% 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 +28.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

Peacefully Yours -- A Condo at The Ridge of Brushy Creek -- Welcome to Peacefully Yours, a charming two-bedroom, one-bathroom walk-in unit in the serene community once known as Morningside, now called The Ridge at Brushy Creek. This home has everything you need -- a spacious kitchen with granite countertops, high-end appliances, and an inviting eat-at breakfast bar perfect for morning coffee or casual meals. The rooms are generously sized, and the second bedroom (non-conforming) offers endless possibilities: a guest room, office, bonus space, or cozy nook for visiting grandkids -- the choice is yours. The large walk-in closet provides efficient storage, while the back deck overlooks the peaceful fountains of Morningside, offering a quiet retreat to unwind and enjoy the view. This is a 2nd floor unit with a view - super energy efficient. Walk-in unit close to the elevator and the front of the building. Location Location Location!! Come experience a place where comfort and calm meet -- Peacefully Yours at The Ridge of Brushy Creek. This community is growing, 2 restaurants, a general tore, media rooms, spa and salon and workout rooms- It's all here!

Key facts

• High-end appliances
• Spacious kitchen
• Eat-at breakfast bar

Tags

• SPACIOUS KITCHEN
• GRANITE COUNTERTOPS
• HIGH-END APPLIANCES
• EAT-AT BREAKFAST BAR
• LARGE WALK-IN CLOSET
• BACK DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $104k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 3.9% 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-, schools D, crime 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.
• 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 ($719 loan paydown + $3k 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 $29k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, 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 220 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $11k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $91,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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.
9. 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.
10. 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: 1.37% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.38%
• DSCR: 1.60
• GRM: 6.1

CMA / ARV

• ARV (median comp): $85,598
• List price: $104,000
• Delta: 21.50%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.2%
• Equity multiple: 2.07×
• Total profit: $31,278
• Equity at exit: $44,639

10-year hold

• IRR: 20.8%
• Equity multiple: 3.92×
• Total profit: $85,002
• Equity at exit: $67,187

Cash invested: $29,120 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,422 medium
• Mortgage (P&I): −$545
• Tax from tax record: −$60 /mo · $716/yr
• Insurance: −$43
• HOA: −$150
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $325

Break-even live

Break-even rent $1,011

Max offer price $104,000

Occupancy floor 72%

Sensitivity live

Price	-10% $383	-5% $354	+0% $325	+5% $295	+10% $266
Rent	-10% $212	-5% $268	+0% $325	+5% $381	+10% $437
Rate	-1.0pp $377	-0.5pp $351	base $325	+0.5pp $298	+1.0pp $270

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: $26,000
• Closing costs: $3,120
• 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 20 events

1. 2026-06-19
   days on market $104,000 Active 220 DOM
2. 2026-06-18
   days on market $104,000 Active 219 DOM
3. 2026-06-17
   days on market $104,000 Active 218 DOM
4. 2026-06-16
   days on market $104,000 Active 217 DOM
5. 2026-06-15
   days on market $104,000 Active 216 DOM
6. 2026-06-14
   days on market $104,000 Active 214 DOM
7. 2026-06-12
   days on market $104,000 Active 213 DOM
8. 2026-06-09
   days on market $104,000 Active 210 DOM
9. 2026-06-08
   days on market $104,000 Active 209 DOM
10. 2026-06-07
    days on market $104,000 Active 208 DOM
11. 2026-06-05
    days on market $104,000 Active 205 DOM
12. 2026-06-03
    days on market $104,000 Active 204 DOM
13. 2026-06-02
    days on market $104,000 Active 203 DOM
14. 2026-06-01
    days on market $104,000 Active 202 DOM
15. 2026-05-31
    days on market $104,000 Active 201 DOM
16. 2026-05-30
    days on market $104,000 Active 200 DOM
17. 2025-11-11
    listed $114,900 Active 1166-char remark

    Show marketing remark (1166 chars)

    Peacefully Yours -- A Condo at The Ridge of Brushy Creek -- Welcome to Peacefully Yours, a charming two-bedroom, one-bathroom walk-in unit in the serene community once known as Morningside, now called The Ridge at Brushy Creek. This home has everything you need -- a spacious kitchen with granite countertops, high-end appliances, and an inviting eat-at breakfast bar perfect for morning coffee or casual meals. The rooms are generously sized, and the second bedroom (non-conforming) offers endless possibilities: a guest room, office, bonus space, or cozy nook for visiting grandkids -- the choice is yours. The large walk-in closet provides efficient storage, while the back deck overlooks the peaceful fountains of Morningside, offering a quiet retreat to unwind and enjoy the view. This is a 2nd floor unit with a view - super energy efficient. Walk-in unit close to the elevator and the front of the building. Location Location Location!! Come experience a place where comfort and calm meet -- Peacefully Yours at The Ridge of Brushy Creek. This community is growing, 2 restaurants, a general tore, media rooms, spa and salon and workout rooms- It's all here!

18. 2025-08-04
    status Active
19. 2025-03-03
    listed $115,000 Active
20. 2021-02-01
    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: $716 · $60/mo
• Projected year-2 tax: $1,009 · $84/mo
• Expected delta: +$292/yr (+$24/mo · 40.8%)

ⓘ 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: $17,059
• − Mortgage interest: −$5,826
• − Property taxes: −$716
• − Insurance: −$520
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − HOA: −$1,800
• − Depreciation: −$3,025
• Taxable income: $2,442
• Est. tax owed @ 24.0%: −$586
• After-tax cash flow: $3,309/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

-0.1% since first listed

4 events — show timeline

• 2025-11-11 Listed $114,900 SOMO
• 2025-08-04 Relisted — SOMO
• 2025-03-03 Listed $115,000 SOMO
• 2021-02-01 Sold (Public Records) — Public Records

Property tax history

-1.2%/yr

Latest (2025): $716 · +1.2% YoY. Source: county tax records.