37599 Rambling Rd · White Branch, MO 65355

$124,444

1 bd · 2.0 ba · 768 sqft · SingleFamily · 42 Days on market

Built 2019 Good condition 1.00 ac lot $162/sqft · 31% above area Est $95k · 31% over $34/mo HOA · 3% of rent ↓ 2% since listing

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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 +13.2/30.0
• Appreciation +7.7/10.0
• 1% rule +4.1/10.0
• DSCR +3.9/10.0
• Condition / age +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Enjoy peaceful country living just 10 miles from town with this well-built 2019 home situated on a spacious 1-acre lot off Hwy 83. Located in a gated, family-friendly, and up-and-coming community, this property offers both comfort and opportunity. The home features 1 bedroom plus a generous 16' x 14' sleeping loft—perfect for guests—along with a 5’ cedar-lined walk-in closet. There are 2 bathrooms, including one with a classic clawfoot tub, and the other has a full spacious shower. The kitchen is thoughtfully designed with custom cabinetry, a pot filler over the stove, and all appliances included: refrigerator, stove, dishwasher, microwave, washer, and dryer. Built for eff

Key facts

• Gated community
• Custom cabinetry
• Spacious 1 acre lot

Tags

• SPACIOUS 1 ACRE LOT
• GATED COMMUNITY
• 16 X 14 SLEEPING LOFT
• CLASSIC CLAWFOOT TUB
• CUSTOM CABINETRY
• POT FILLER OVER STOVE

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $410 (about $34.17/month)

Exterior

• Parking: 2 total parking spaces; 2 covered parking spaces; 2-car garage; Carport
• Utilities: Shared well water; 220 volts electrical service
• Home design: Single-family residence; Residential property
• Construction: Metal siding; Metal roof
• Exterior features: Deck; Shed(s); Approximately 1 acre lot; Accessible approach with ramp

Interior

• Kitchen: Electric oven; Electric range; Microwave; Refrigerator; Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Ductless heating (mini-split or similar)
• Interior features: Water softener (owned); Accessible entrance with ramp; Crawl space basement
• Laundry & utility: Washer; Dryer; Electric water heater; 220V electrical service (including 220V in laundry)

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $124k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-3 ($-40/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (9.4% below list).
• Recommended offer: $113k (9.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.7% in White Branch — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Warsaw R-IX (rural): math 30% / reading 42% proficiency, ranked #222 of 324 in MO (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: John Boise Middle School (math 37% / reading 40%, grade F, #202 of 391 statewide, top 54%, 278 students, 99% FRL); Warsaw High School (math 27% / reading 52%, grade F, #247 of 521 statewide, top 55%, 403 students, 99% FRL) — zoned schools average 99% FRL vs 61% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 275 active listings in the ZIP; 9 units permitted in Benton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($860 loan paydown + $7k appreciation (5.5% local appreciation)).
• Benton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.5% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, 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 42 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Recommended offer $112,743 (9.4% 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 42 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.91% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.11%
• DSCR: 0.99
• GRM: 9.2

CMA / ARV

• ARV (median comp): $94,989
• List price: $124,444
• Delta: 31.01%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

5.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.91×
• Total profit: $31,731
• Equity at exit: $73,950

10-year hold

• IRR: 14.5%
• Equity multiple: 3.72×
• Total profit: $94,778
• Equity at exit: $130,557

Cash invested: $34,844 (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 65355

• Home prices YoY: 2.4%
• Active inventory: 275
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,127 medium
• Mortgage (P&I): −$653
• Tax est. 1.5%: −$156 /mo · $1,867/yr
• Insurance: −$52
• HOA: −$34
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $-3

Break-even live

Break-even rent $1,132

Max offer price $123,961

Occupancy floor 95%

Sensitivity live

Price	-10% $83	-5% $40	+0% $-3	+5% $-46	+10% $-89
Rent	-10% $-92	-5% $-48	+0% $-3	+5% $41	+10% $86
Rate	-1.0pp $59	-0.5pp $28	base $-3	+0.5pp $-36	+1.0pp $-68

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: $31,111
• Closing costs: $3,733
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $34 · $408/yr
• Likely covers: security

Listing history 11 events

1. 2026-06-12
   statusdays on market $124,444 Pending 42 DOM
2. 2026-06-09
   days on market $124,444 Active 40 DOM
3. 2026-06-08
   days on market $124,444 Active 39 DOM
4. 2026-06-07
   days on market $124,444 Active 38 DOM
5. 2026-06-07
   days on market $124,444 Active 37 DOM
6. 2026-06-04
   days on market $124,444 Active 34 DOM
7. 2026-06-02
   days on market $124,444 Active 33 DOM
8. 2026-06-01
   days on market $124,444 Active 32 DOM
9. 2026-05-31
   days on market $124,444 Active 31 DOM
10. 2026-05-31
    days on market $124,444 Active 30 DOM
11. 2026-04-30
    listed $127,500 Active 2345-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,529
• − Mortgage interest: −$6,971
• − Property taxes: −$1,867
• − Insurance: −$622
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − HOA: −$408
• − Depreciation: −$3,620
• Taxable loss: −$2,123
• Est. tax savings @ 24.0%: +$510
• After-tax cash flow: $470/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This 2019 single-family home on a 1-acre lot offers a good condition with a well-maintained exterior and interior. It has a good potential for value increase with minor improvements in landscaping, painting, and kitchen appliances.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers
• Both Painting exterior and interior walls — Fresh paint can make the home look more inviting and maintain its value
• Both Upgrading kitchen appliances — Modern appliances can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers ↑
• Both Painting exterior and interior walls — Fresh paint can make the home look more inviting and maintain its value ↑
• Both Upgrading kitchen appliances — Modern appliances can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Warsaw R-IX
• NCES district ID: 2931070
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 42% ▲ 4.00%
• Median HH income: $33,160
• Composite: 29.53/100
• National rank: #6495
• State rank: #222 of 324 in MO

Livability — White Branch

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 11,029

Population outlook (Benton County) Hauer SSP2

• Today (2025): 17,355 people
• By 2030: 16,513 · -4.9%
• By 2040: 14,898 · -14.2%
• By 2050: 13,662 · -21.3%
• By 2075: 11,308 · -34.8%
• By 2100: 8,755 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 2% Native American 1%
• Common ancestry: Slovak 3% Italian 2% Iranian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Benton

• 2024 margin: Solid R (+59.1) · D 20.1% · R 79.2%
• 2008→2024 swing: -36.8pp toward R · 2008: -22.3pp · 2024: -59.1pp
• All cycles: 2024: R+59.1 2020: R+56.6 2016: R+54.1 2012: R+34.3 2008: R+22.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.45%
• Current HPI: 232.6924
• 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

-2.4% since first listed

3 events — show timeline

• 2026-06-11 Pending — WCAR
• 2026-05-27 Price Changed $124,444 WCAR
• 2026-04-30 Listed $127,500 WCAR