3200 Driftwood Rd · Merriam Woods, MO 65740

$185,000

6 bd · 3.0 ba · 2,064 sqft · Manufactured · 113 Days on market

Built 1985 0.28 ac lot $90/sqft · 33% below area Est $277k · 33% under ↓ 10% 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 +21.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.8/10.0
• 1% rule +4.3/10.0
• 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

2 Families, 2 different homes built close to each other. This is a UNIQUE property ! 2 Houses with a total of 6 br 3 ba here! YES! (This listing includes 2 separate homes) One has an apartment, which is stick-built with 2 br and a large living room, and an extra-large shop/garage underneath! 2nd home has a Modular with large stick-built add-ons, 4 br, and a spacious kitchen. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it.

Key facts

• Garden
• Carports
• Storage sheds

Tags

• LARGE STICK BUILT SHOP
• 2 ROOM LIVING QUARTERS
• STORAGE SHEDS
• CARPORTS
• GARDEN

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/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 $173k (6.7% below list).
• Recommended offer: $168k (9.0% below list) — sets the bar for market timing.

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 $20k of equity ($1k loan paydown + $18k 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 $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 113 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $168,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% 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: 0.93% ✗
• Cap rate: 8.06%
• Cash-on-cash: 6.30%
• DSCR: 1.28
• GRM: 8.9

CMA / ARV

• ARV (median comp): $277,281
• List price: $185,000
• Delta: -33.28%
• 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: 28.8%
• Equity multiple: 3.28×
• Total profit: $117,978
• Equity at exit: $166,663

10-year hold

• IRR: 25.1%
• Equity multiple: 7.44×
• Total profit: $333,636
• Equity at exit: $359,414

Cash invested: $51,800 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,726 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$44 /mo · $533/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $272

Break-even live

Break-even rent $1,382

Max offer price $185,000

Occupancy floor 79%

Sensitivity live

Price	-10% $377	-5% $324	+0% $272	+5% $219	+10% $167
Rent	-10% $135	-5% $204	+0% $272	+5% $340	+10% $408
Rate	-1.0pp $365	-0.5pp $319	base $272	+0.5pp $224	+1.0pp $175

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-19
   days on market $185,000 Active 113 DOM
2. 2026-06-18
   days on market $185,000 Active 112 DOM
3. 2026-06-17
   days on market $185,000 Active 111 DOM
4. 2026-06-16
   days on market $185,000 Active 110 DOM
5. 2026-06-16
   price $185,000 Active 109 DOM
6. 2026-06-15
   days on market $188,000 Active 109 DOM
7. 2026-06-14
   days on market $188,000 Active 107 DOM
8. 2026-06-12
   days on market $188,000 Active 106 DOM
9. 2026-06-09
   days on market $188,000 Active 103 DOM
10. 2026-06-08
    days on market $188,000 Active 102 DOM
11. 2026-06-07
    days on market $188,000 Active 101 DOM
12. 2026-06-03
    days on market $188,000 Active 97 DOM
13. 2026-06-02
    days on market $188,000 Active 96 DOM
14. 2026-06-01
    days on market $188,000 Active 95 DOM
15. 2026-05-31
    days on market $188,000 Active 94 DOM
16. 2026-05-30
    days on market $188,000 Active 93 DOM
17. 2026-04-17
    price $188,000 788-char remark

    Show marketing remark (788 chars)

    2 Families, 2 different homes built close to each other. This is a UNIQUE property ! 2 Houses with a total of 6 br 3 ba here! YES! (This listing includes 2 separate homes) One has an apartment, which is stick-built with 2 br and a large living room, and an extra-large shop/garage underneath! 2nd home has a Modular with large stick-built add-ons, 4 br, and a spacious kitchen. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it.

18. 2026-04-12
    price $189,000 788-char remark

    Show marketing remark (788 chars)

    2 Families, 2 different homes built close to each other. This is a UNIQUE property ! 2 Houses with a total of 6 br 3 ba here! YES! (This listing includes 2 separate homes) One has an apartment, which is stick-built with 2 br and a large living room, and an extra-large shop/garage underneath! 2nd home has a Modular with large stick-built add-ons, 4 br, and a spacious kitchen. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it.

19. 2026-04-08
    price $196,900 788-char remark

    Show marketing remark (788 chars)

    2 Families, 2 different homes built close to each other. This is a UNIQUE property ! 2 Houses with a total of 6 br 3 ba here! YES! (This listing includes 2 separate homes) One has an apartment, which is stick-built with 2 br and a large living room, and an extra-large shop/garage underneath! 2nd home has a Modular with large stick-built add-ons, 4 br, and a spacious kitchen. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it.

20. 2026-03-23
    price $199,000 788-char remark

    Show marketing remark (788 chars)

    2 Families, 2 different homes built close to each other. This is a UNIQUE property ! 2 Houses with a total of 6 br 3 ba here! YES! (This listing includes 2 separate homes) One has an apartment, which is stick-built with 2 br and a large living room, and an extra-large shop/garage underneath! 2nd home has a Modular with large stick-built add-ons, 4 br, and a spacious kitchen. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it.

21. 2026-02-27
    status Active 788-char remark

    Show marketing remark (788 chars)

    2 Families, 2 different homes built close to each other. This is a UNIQUE property ! 2 Houses with a total of 6 br 3 ba here! YES! (This listing includes 2 separate homes) One has an apartment, which is stick-built with 2 br and a large living room, and an extra-large shop/garage underneath! 2nd home has a Modular with large stick-built add-ons, 4 br, and a spacious kitchen. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it.

22. 2025-12-21
    price $185,900 788-char remark

    Show marketing remark (788 chars)

    2 Families, 2 different homes built close to each other. This is a UNIQUE property ! 2 Houses with a total of 6 br 3 ba here! YES! (This listing includes 2 separate homes) One has an apartment, which is stick-built with 2 br and a large living room, and an extra-large shop/garage underneath! 2nd home has a Modular with large stick-built add-ons, 4 br, and a spacious kitchen. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it.

23. 2025-12-14
    price $186,900 788-char remark

    Show marketing remark (788 chars)

    2 Families, 2 different homes built close to each other. This is a UNIQUE property ! 2 Houses with a total of 6 br 3 ba here! YES! (This listing includes 2 separate homes) One has an apartment, which is stick-built with 2 br and a large living room, and an extra-large shop/garage underneath! 2nd home has a Modular with large stick-built add-ons, 4 br, and a spacious kitchen. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it.

24. 2025-11-27
    price $187,900 788-char remark

    Show marketing remark (788 chars)

    2 Families, 2 different homes built close to each other. This is a UNIQUE property ! 2 Houses with a total of 6 br 3 ba here! YES! (This listing includes 2 separate homes) One has an apartment, which is stick-built with 2 br and a large living room, and an extra-large shop/garage underneath! 2nd home has a Modular with large stick-built add-ons, 4 br, and a spacious kitchen. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it.

25. 2025-11-22
    price $188,500 788-char remark

    Show marketing remark (788 chars)

    2 Families, 2 different homes built close to each other. This is a UNIQUE property ! 2 Houses with a total of 6 br 3 ba here! YES! (This listing includes 2 separate homes) One has an apartment, which is stick-built with 2 br and a large living room, and an extra-large shop/garage underneath! 2nd home has a Modular with large stick-built add-ons, 4 br, and a spacious kitchen. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it.

26. 2025-11-17
    price $189,000 788-char remark

    Show marketing remark (788 chars)

    2 Families, 2 different homes built close to each other. This is a UNIQUE property ! 2 Houses with a total of 6 br 3 ba here! YES! (This listing includes 2 separate homes) One has an apartment, which is stick-built with 2 br and a large living room, and an extra-large shop/garage underneath! 2nd home has a Modular with large stick-built add-ons, 4 br, and a spacious kitchen. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it.

27. 2025-10-12
    price $189,900 788-char remark

    Show marketing remark (788 chars)

    2 Families, 2 different homes built close to each other. This is a UNIQUE property ! 2 Houses with a total of 6 br 3 ba here! YES! (This listing includes 2 separate homes) One has an apartment, which is stick-built with 2 br and a large living room, and an extra-large shop/garage underneath! 2nd home has a Modular with large stick-built add-ons, 4 br, and a spacious kitchen. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it.

28. 2025-10-03
    price $191,000 788-char remark

    Show marketing remark (788 chars)

    2 Families, 2 different homes built close to each other. This is a UNIQUE property ! 2 Houses with a total of 6 br 3 ba here! YES! (This listing includes 2 separate homes) One has an apartment, which is stick-built with 2 br and a large living room, and an extra-large shop/garage underneath! 2nd home has a Modular with large stick-built add-ons, 4 br, and a spacious kitchen. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it.

29. 2025-09-16
    price $193,900 788-char remark

    Show marketing remark (788 chars)

    2 Families, 2 different homes built close to each other. This is a UNIQUE property ! 2 Houses with a total of 6 br 3 ba here! YES! (This listing includes 2 separate homes) One has an apartment, which is stick-built with 2 br and a large living room, and an extra-large shop/garage underneath! 2nd home has a Modular with large stick-built add-ons, 4 br, and a spacious kitchen. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it.

30. 2025-08-27
    price $194,900 788-char remark

    Show marketing remark (788 chars)

    2 Families, 2 different homes built close to each other. This is a UNIQUE property ! 2 Houses with a total of 6 br 3 ba here! YES! (This listing includes 2 separate homes) One has an apartment, which is stick-built with 2 br and a large living room, and an extra-large shop/garage underneath! 2nd home has a Modular with large stick-built add-ons, 4 br, and a spacious kitchen. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it.

31. 2025-08-11
    price $195,900 788-char remark

    Show marketing remark (788 chars)

    2 Families, 2 different homes built close to each other. This is a UNIQUE property ! 2 Houses with a total of 6 br 3 ba here! YES! (This listing includes 2 separate homes) One has an apartment, which is stick-built with 2 br and a large living room, and an extra-large shop/garage underneath! 2nd home has a Modular with large stick-built add-ons, 4 br, and a spacious kitchen. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it.

32. 2025-06-30
    price $199,900 788-char remark

    Show marketing remark (788 chars)

    2 Families, 2 different homes built close to each other. This is a UNIQUE property ! 2 Houses with a total of 6 br 3 ba here! YES! (This listing includes 2 separate homes) One has an apartment, which is stick-built with 2 br and a large living room, and an extra-large shop/garage underneath! 2nd home has a Modular with large stick-built add-ons, 4 br, and a spacious kitchen. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it.

33. 2025-06-26
    price $200,400 788-char remark

    Show marketing remark (788 chars)

    2 Families, 2 different homes built close to each other. This is a UNIQUE property ! 2 Houses with a total of 6 br 3 ba here! YES! (This listing includes 2 separate homes) One has an apartment, which is stick-built with 2 br and a large living room, and an extra-large shop/garage underneath! 2nd home has a Modular with large stick-built add-ons, 4 br, and a spacious kitchen. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it.

34. 2025-06-21
    status Active 788-char remark

    Show marketing remark (788 chars)

    2 Families, 2 different homes built close to each other. This is a UNIQUE property ! 2 Houses with a total of 6 br 3 ba here! YES! (This listing includes 2 separate homes) One has an apartment, which is stick-built with 2 br and a large living room, and an extra-large shop/garage underneath! 2nd home has a Modular with large stick-built add-ons, 4 br, and a spacious kitchen. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it.

35. 2025-06-13
    price $205,000 788-char remark

    Show marketing remark (788 chars)

    2 Families, 2 different homes built close to each other. This is a UNIQUE property ! 2 Houses with a total of 6 br 3 ba here! YES! (This listing includes 2 separate homes) One has an apartment, which is stick-built with 2 br and a large living room, and an extra-large shop/garage underneath! 2nd home has a Modular with large stick-built add-ons, 4 br, and a spacious kitchen. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it.

36. 2025-06-12
    listed $210,000 Active 788-char remark

    Show marketing remark (788 chars)

    2 Families, 2 different homes built close to each other. This is a UNIQUE property ! 2 Houses with a total of 6 br 3 ba here! YES! (This listing includes 2 separate homes) One has an apartment, which is stick-built with 2 br and a large living room, and an extra-large shop/garage underneath! 2nd home has a Modular with large stick-built add-ons, 4 br, and a spacious kitchen. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it. Several storage sheds/carports! Lots of potential here and in the county, of course! Plenty of room for parking, cars, trucks, equipment, etc Perfect for a 2-family if needed or renting one section of it.

37. 2013-09-16
    soldstatus
38. 2013-01-28
    soldstatus
39. 2001-09-28
    soldstatus
40. 2000-11-27
    soldstatus
41. 1992-07-22
    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: $533 · $44/mo
• Projected year-2 tax: $1,794 · $150/mo
• Expected delta: +$1,262/yr (+$105/mo · 236.8%)

ⓘ 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 · 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: $20,711
• − Mortgage interest: −$10,363
• − Property taxes: −$533
• − Insurance: −$925
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$5,382
• Taxable income: $194
• Est. tax owed @ 24.0%: −$47
• After-tax cash flow: $3,215/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

-10.5% since first listed

25 events — show timeline

• 2026-04-17 Price Changed $188,000 SOMO
• 2026-04-12 Price Changed $189,000 SOMO
• 2026-04-08 Price Changed $196,900 SOMO
• 2026-03-23 Price Changed $199,000 SOMO
• 2026-02-27 Relisted — SOMO
• 2025-12-21 Price Changed $185,900 SOMO
• 2025-12-14 Price Changed $186,900 SOMO
• 2025-11-27 Price Changed $187,900 SOMO
• 2025-11-22 Price Changed $188,500 SOMO
• 2025-11-17 Price Changed $189,000 SOMO
• 2025-10-12 Price Changed $189,900 SOMO
• 2025-10-03 Price Changed $191,000 SOMO
• 2025-09-16 Price Changed $193,900 SOMO
• 2025-08-27 Price Changed $194,900 SOMO
• 2025-08-11 Price Changed $195,900 SOMO
• 2025-06-30 Price Changed $199,900 SOMO
• 2025-06-26 Price Changed $200,400 SOMO
• 2025-06-21 Relisted — SOMO
• 2025-06-13 Price Changed $205,000 SOMO
• 2025-06-12 Listed $210,000 SOMO
• 2013-09-16 Sold (Public Records) — Public Records
• 2013-01-28 Sold (Public Records) — Public Records
• 2001-09-28 Sold (Public Records) — Public Records
• 2000-11-27 Sold (Public Records) — Public Records
• 1992-07-22 Sold (Public Records) — Public Records

Property tax history

+8.2%/yr

Latest (2025): $533 · -11.1% YoY. Source: county tax records.