41 Clear Cove Dr · Kimberling City, MO 65737

$140,000

2 bd · 2.0 ba · 1,080 sqft · Other · 109 Days on market

Built 2011 0.25 ac lot $40/mo HOA · 3% 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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Appreciation +3.9/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming two-bedroom, two-bath home is nestled in the heart of Reeds Spring, Missouri, offering a welcoming and comfortable atmosphere throughout. The home features comfortable, spacious rooms and a thoughtful layout that supports easy, everyday living. The unfinished basement area presents a value-add opportunity, with potential to finish an additional bathroom and expand living space if desired. Well-suited for both owner-occupants and investors seeking future upside in a convenient location.

Key facts

• Expand living space
• Unfinished basement
• Convenient location

Tags

• UNFINISHED BASEMENT
• VALUE-ADD OPPORTUNITY
• EXPAND LIVING SPACE
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 1.7% in Kimberling City — 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 69/100 on livability (#162 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D, employment D.
• Reeds Spring R-IV (rural): math 34% / reading 42% proficiency, ranked #182 of 324 in MO (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 342 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 191 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.2%/yr); year-one equity from $968 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Stone County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.2% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $25k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.11% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.55%
• DSCR: 1.43
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $2,077
• Equity at exit: $26,082

10-year hold

• IRR: 9.5%
• Equity multiple: 1.81×
• Total profit: $31,690
• Equity at exit: $21,242

Cash invested: $39,200 (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 65737

• Home prices YoY: -0.9%
• Active inventory: 342
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$80 /mo · $959/yr
• Insurance: −$58
• HOA: −$40
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $312

Break-even live

Break-even rent $1,155

Max offer price $140,000

Occupancy floor 75%

Sensitivity live

Price	-10% $391	-5% $352	+0% $312	+5% $272	+10% $233
Rent	-10% $190	-5% $251	+0% $312	+5% $373	+10% $435
Rate	-1.0pp $383	-0.5pp $348	base $312	+0.5pp $276	+1.0pp $239

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
260 Terrace Crest Ln Reeds Spring, MO	3.0	2.0	1500	$1,550	$1.03	44d	1	0.25mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 16 events

1. 2026-05-15
   status Pending 504-char remark

   Show marketing remark (504 chars)

   This charming two-bedroom, two-bath home is nestled in the heart of Reeds Spring, Missouri, offering a welcoming and comfortable atmosphere throughout. The home features comfortable, spacious rooms and a thoughtful layout that supports easy, everyday living. The unfinished basement area presents a value-add opportunity, with potential to finish an additional bathroom and expand living space if desired. Well-suited for both owner-occupants and investors seeking future upside in a convenient location.

2. 2026-04-20
   price $140,000 504-char remark

   Show marketing remark (504 chars)

   This charming two-bedroom, two-bath home is nestled in the heart of Reeds Spring, Missouri, offering a welcoming and comfortable atmosphere throughout. The home features comfortable, spacious rooms and a thoughtful layout that supports easy, everyday living. The unfinished basement area presents a value-add opportunity, with potential to finish an additional bathroom and expand living space if desired. Well-suited for both owner-occupants and investors seeking future upside in a convenient location.

3. 2026-04-03
   status Active 504-char remark

   Show marketing remark (504 chars)

   This charming two-bedroom, two-bath home is nestled in the heart of Reeds Spring, Missouri, offering a welcoming and comfortable atmosphere throughout. The home features comfortable, spacious rooms and a thoughtful layout that supports easy, everyday living. The unfinished basement area presents a value-add opportunity, with potential to finish an additional bathroom and expand living space if desired. Well-suited for both owner-occupants and investors seeking future upside in a convenient location.

4. 2026-03-21
   status Pending 504-char remark

   Show marketing remark (504 chars)

   This charming two-bedroom, two-bath home is nestled in the heart of Reeds Spring, Missouri, offering a welcoming and comfortable atmosphere throughout. The home features comfortable, spacious rooms and a thoughtful layout that supports easy, everyday living. The unfinished basement area presents a value-add opportunity, with potential to finish an additional bathroom and expand living space if desired. Well-suited for both owner-occupants and investors seeking future upside in a convenient location.

5. 2026-03-12
   price $145,000 504-char remark

   Show marketing remark (504 chars)

   This charming two-bedroom, two-bath home is nestled in the heart of Reeds Spring, Missouri, offering a welcoming and comfortable atmosphere throughout. The home features comfortable, spacious rooms and a thoughtful layout that supports easy, everyday living. The unfinished basement area presents a value-add opportunity, with potential to finish an additional bathroom and expand living space if desired. Well-suited for both owner-occupants and investors seeking future upside in a convenient location.

6. 2026-02-28
   price $152,500 504-char remark

   Show marketing remark (504 chars)

   This charming two-bedroom, two-bath home is nestled in the heart of Reeds Spring, Missouri, offering a welcoming and comfortable atmosphere throughout. The home features comfortable, spacious rooms and a thoughtful layout that supports easy, everyday living. The unfinished basement area presents a value-add opportunity, with potential to finish an additional bathroom and expand living space if desired. Well-suited for both owner-occupants and investors seeking future upside in a convenient location.

7. 2026-01-30
   price $159,900 504-char remark

   Show marketing remark (504 chars)

   This charming two-bedroom, two-bath home is nestled in the heart of Reeds Spring, Missouri, offering a welcoming and comfortable atmosphere throughout. The home features comfortable, spacious rooms and a thoughtful layout that supports easy, everyday living. The unfinished basement area presents a value-add opportunity, with potential to finish an additional bathroom and expand living space if desired. Well-suited for both owner-occupants and investors seeking future upside in a convenient location.

8. 2026-01-13
   listed $164,900 Active 504-char remark

   Show marketing remark (504 chars)

   This charming two-bedroom, two-bath home is nestled in the heart of Reeds Spring, Missouri, offering a welcoming and comfortable atmosphere throughout. The home features comfortable, spacious rooms and a thoughtful layout that supports easy, everyday living. The unfinished basement area presents a value-add opportunity, with potential to finish an additional bathroom and expand living space if desired. Well-suited for both owner-occupants and investors seeking future upside in a convenient location.

9. 2025-10-01
   status Pending
10. 2025-06-01
    status Active
11. 2024-12-27
    price $169,500
12. 2023-12-15
    historical $949
13. 2023-11-15
    price $949
14. 2023-11-01
    price $1,199
15. 2023-10-27
    listed $206,000 Active
16. 2023-10-21
    listed $1,299

ⓘ 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: $959 · $80/mo
• Projected year-2 tax: $1,358 · $113/mo
• Expected delta: +$399/yr (+$33/mo · 41.7%)

ⓘ 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 ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,600
• − Mortgage interest: −$7,842
• − Property taxes: −$959
• − Insurance: −$700
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − HOA: −$480
• − Depreciation: −$4,073
• Taxable income: $1,571
• Est. tax owed @ 24.0%: −$377
• After-tax cash flow: $3,368/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: Reeds Spring R-IV
• NCES district ID: 2926160
• Math proficiency: 34% ▼ -3.00%
• Reading proficiency: 42% ▼ -1.00%
• Median HH income: $42,158
• Composite: 32.06/100
• National rank: #5819
• State rank: #182 of 324 in MO

Livability — Kimberling City

• Score: 69/100
• State rank: #162
• US rank: #8879

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,279

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 5% Slovak 4% Iranian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -2.17%
• Current HPI: 239.032
• 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

+10677.5% since first listed

16 events — show timeline

• 2026-05-15 Pending — SOMO
• 2026-04-20 Price Changed $140,000 SOMO
• 2026-04-03 Relisted — SOMO
• 2026-03-21 Pending — SOMO
• 2026-03-12 Price Changed $145,000 SOMO
• 2026-02-28 Price Changed $152,500 SOMO
• 2026-01-30 Price Changed $159,900 SOMO
• 2026-01-13 Listed $164,900 SOMO
• 2025-10-01 Pending — SOMO
• 2025-06-01 Relisted — SOMO
• 2024-12-27 Price Changed $169,500 SOMO
• 2023-12-15 Rental Removed $949 RENT.
• 2023-11-15 Price Changed $949 RENT.
• 2023-11-01 Price Changed $1,199 RENT.
• 2023-10-27 Listed $206,000 SOMO
• 2023-10-21 Listed for Rent $1,299 RENT.

Property tax history

+1.4%/yr

Latest (2025): $959 · -0.0% YoY. Source: county tax records.