145 Starboard Dr #106 · Kimberling City, MO 65686

$169,000

2 bd · 2.0 ba · 1,182 sqft · Condo · 198 Days on market

Built 1976 Good condition Garage $143/sqft · 22% below area Est $217k · 22% under $406/mo HOA · 29% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +4.2/30.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Embrace a serene lifestyle from this inviting and newly updated 2-bedroom, 2-bath condo, perfectly situated within a desirable lakeside community. Step inside to a thoughtfully designed layout featuring a cozy fireplace, ideal for chilly evenings, and fully equipped with all new kitchen appliances, plus a washer/dryer are included, ensuring a move-in ready experience. As an end unit, it boasts additional windows that flood the bedrooms with natural light, creating a bright and airy atmosphere. Outside, a spacious back deck provides the perfect setting for relaxation, offering picturesque winter Table Rock lakeviews that add a touch of tranquility to your daily life.

Key facts

• Spacious back deck
• Refreshing pool
• Cozy fireplace

Tags

• COZY FIREPLACE
• FULLY EQUIPPED KITCHEN
• SPACIOUS BACK DECK
• WINTER TABLE ROCK LAKEVIEWS
• DEDICATED COVERED PARKING
• REFRESHING POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $169k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-459 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $103k (39.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (16.5% below list).
• Recommended offer: $103k (39.3% below list) — sets the bar for cash-flow.
• Cap rate 3.0% vs local median 2.3% 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-, employment D, amenities F.
• 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.
• Zoned schools: Reeds Spring Elem. (math 33% / reading 33%, grade F, #744 of 1,115 statewide, top 67%, 358 students, 62% FRL); Reeds Spring Middle (math 31% / reading 46%, grade F, #202 of 391 statewide, top 54%, 286 students, 56% FRL); Reeds Spring High (math 32% / reading 47%, grade F, #247 of 521 statewide, top 55%, 602 students, 47% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: 428 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 47d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; 191 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,549 (39.3% 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 198 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.83% ✗
• Cap rate: 3.03%
• Cash-on-cash: -11.65%
• DSCR: 0.48
• GRM: 10.0

CMA / ARV

• ARV (median comp): $216,941
• List price: $169,000
• Delta: -22.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
165 Keel Ln #4	0.00mi	2/2.0	1,179 (-0%)	2mo	$159,900	$136	98
130 Starboard Dr Unit 1	0.05mi	2/2.0	1,144 (-3%)	1mo	$150,000	$131	92
91 Port Dr #1	0.05mi	2/2.0	1,300 (+10%)	1mo	$255,000	$196	80
67 Port Dr #7	0.09mi	2/2.0	1,300 (+10%)	2mo	$289,900	$223	78
9 Turner Dr	0.88mi	2/2.0	1,186 (+0%)	0mo	$179,000	$151	64
19 Golden Dr	0.28mi	3/1.5 (+1)	1,440 (+22%)	1mo	$299,900	$208	55
361 Anchors Point Ln #318	1.38mi	2/2.0	1,085 (-8%)	0mo	$239,900	$221	51
393 Anchors Point Ln #470	1.39mi	2/2.0	940 (-20%)	2mo	$325,000	$346	39
3 Port Holiday Dr Unit G	1.19mi	2/2.0	1,435 (+21%)	3mo	$225,000	$157	38
7 Port Holiday Dr Unit B	1.26mi	2/2.0	1,433 (+21%)	3mo	$399,900	$279	38
74 Bridgewater Loop #2	1.29mi	3/2.5 (+1)	1,458 (+23%)	1mo	$369,900	$254	32
114 Bridgewater Loop #3	1.37mi	3/2.5 (+1)	1,458 (+23%)	2mo	$449,900	$309	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -37.4%
• Equity multiple: -0.19×
• Total profit: $-56,363
• Equity at exit: $25,198

10-year hold

• IRR: -52.2%
• Equity multiple: -0.81×
• Total profit: $-85,642
• Equity at exit: $14,612

Cash invested: $47,320 (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 65686

• Home prices YoY: -31.2%
• Active inventory: 428
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,411 high
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$406
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $-459

Break-even live

Break-even rent $1,992

Max offer price $102,549

Occupancy floor —

Sensitivity live

Price	-10% $-342	-5% $-401	+0% $-459	+5% $-518	+10% $-576
Rent	-10% $-571	-5% $-515	+0% $-459	+5% $-403	+10% $-348
Rate	-1.0pp $-374	-0.5pp $-416	base $-459	+0.5pp $-503	+1.0pp $-548

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: $42,250
• Closing costs: $5,070
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Woodland Ave Unit 3 Kimberling City, MO	2.0	1.0	750	$900	$1.20	31d	1	0.57mi
1 Woodland Ave Unit 2 Kimberling City, MO	2.0	1.0	750	$1,100	$1.47	6d	1	0.57mi
10 Cove St Unit B Kimberling City, MO	2.0	2.0	1140	$1,450	$1.27	47d	1	0.89mi
8 Cove St Unit B Kimberling City, MO	2.0	2.0	1140	$1,450	$1.27	47d	1	0.90mi
8 Cove St Unit A Kimberling City, MO	2.0	2.0	1140	$1,450	$1.27	51d	1	0.90mi
9 Kimberling Blvd Unit A Kimberling City, MO	2.0	2.0	1140	$1,650	$1.45	0d	1	0.95mi
12056 Missouri 13 Unit B Kimberling City, MO	2.0	2.0	1450	$1,250	$0.86	184d	1	0.96mi
5 Kimberling Blvd Kimberling City, MO	2.0	2.0	1140	$1,550	$1.36	43d	1	0.98mi
2 C St Unit B Kimberling City, MO	2.0	2.0	1140	$1,550	$1.36	47d	1	0.98mi
4 C St Unit B Kimberling City, MO	2.0	2.0	1140	$1,450	$1.27	47d	1	0.98mi
6 C St Unit A Kimberling City, MO	2.0	2.0	1140	$1,450	$1.27	47d	1	0.98mi
3 Kimberling Blvd Unit A Kimberling City, MO	2.0	2.0	1140	$1,750	$1.54	184d	1	0.99mi

Property features AI

Finance

• Other: Directions: From Branson West; Hwy 13S, left on Oak, right on Starboard, go past stop sign to Bldg145 on your left. Upper left end unit.Subdivision: Schooner Bay LandingCross street: Oak Street
• HOA & community: Monthly association fee of $406 covering insurance

Exterior

• Parking: Covered garage1 garage space
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerCable available
• Home design: Condominium (residential)1,182 above-grade finished area
• Construction: Vinyl sidingComposition roofSlab foundationBuilt with vinyl siding and composition roof
• Exterior features: DeckHas viewAsphalt road access

Interior

• Kitchen: Electric ovenFree-standing electric ovenDishwasherIce makerRefrigerator
• Bedrooms: Upper left end unit (location noted in directions)
• Flooring: CarpetTileLaminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pumpElectric heatingCeiling fan(s)
• Interior features: Granite countersInsulated, double-pane windowsFireplace in the living room
• Laundry & utility: WasherDryerElectric water heater

HOA detail $406/mo · $4,872/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-11-08
   days on market $169,000 Active 198 DOM
2. 2026-11-07
   days on market $169,000 Active 197 DOM
3. 2026-11-06
   days on market $169,000 Active 196 DOM
4. 2026-11-05
   days on market $169,000 Active 195 DOM
5. 2026-11-04
   days on market $169,000 Active 194 DOM
6. 2026-10-31
   days on market $169,000 Active 191 DOM
7. 2026-10-30
   days on market $169,000 Active 190 DOM
8. 2026-10-29
   days on market $169,000 Active 189 DOM
9. 2026-10-28
   days on market $169,000 Active 188 DOM
10. 2026-10-27
    days on market $169,000 Active 187 DOM
11. 2026-10-26
    days on market $169,000 Active 186 DOM
12. 2026-10-25
    days on market $169,000 Active 185 DOM
13. 2026-10-24
    days on market $169,000 Active 184 DOM
14. 2026-10-23
    days on market $169,000 Active 183 DOM
15. 2026-10-22
    days on market $169,000 Active 182 DOM
16. 2026-10-21
    days on market $169,000 Active 181 DOM
17. 2026-10-20
    pricedays on market $169,000 Active 180 DOM
18. 2026-10-19
    days on market $174,900 Active 179 DOM
19. 2026-10-18
    days on market $174,900 Active 178 DOM
20. 2026-10-17
    days on market $174,900 Active 177 DOM
21. 2026-10-16
    days on market $174,900 Active 176 DOM
22. 2026-10-15
    days on market $174,900 Active 175 DOM
23. 2026-10-14
    days on market $174,900 Active 174 DOM
24. 2026-10-13
    days on market $174,900 Active 173 DOM
25. 2026-10-12
    days on market $174,900 Active 172 DOM
26. 2026-10-11
    days on market $174,900 Active 171 DOM
27. 2026-10-10
    days on market $174,900 Active 170 DOM
28. 2026-10-09
    days on market $174,900 Active 169 DOM
29. 2026-10-08
    days on market $174,900 Active 168 DOM
30. 2026-10-07
    days on market $174,900 Active 167 DOM
31. 2026-10-06
    days on market $174,900 Active 166 DOM
32. 2026-10-05
    days on market $174,900 Active 165 DOM
33. 2026-10-04
    days on market $174,900 Active 164 DOM
34. 2026-10-04
    days on market $174,900 Active 163 DOM
35. 2026-10-02
    days on market $174,900 Active 162 DOM
36. 2026-10-01
    days on market $174,900 Active 161 DOM
37. 2026-09-30
    days on market $174,900 Active 160 DOM
38. 2026-09-29
    days on market $174,900 Active 159 DOM
39. 2026-09-28
    days on market $174,900 Active 158 DOM
40. 2026-09-27
    days on market $174,900 Active 157 DOM
41. 2026-09-26
    days on market $174,900 Active 156 DOM
42. 2026-09-25
    days on market $174,900 Active 155 DOM
43. 2026-09-24
    days on market $174,900 Active 154 DOM
44. 2026-09-23
    days on market $174,900 Active 153 DOM
45. 2026-09-21
    days on market $174,900 Active 151 DOM
46. 2026-09-20
    days on market $174,900 Active 150 DOM
47. 2026-09-18
    days on market $174,900 Active 148 DOM
48. 2026-09-17
    days on market $174,900 Active 147 DOM
49. 2026-09-16
    days on market $174,900 Active 146 DOM
50. 2026-09-15
    days on market $174,900 Active 145 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 22 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: $16,932
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − HOA: −$4,872
• − Depreciation: −$4,916
• Taxable loss: −$8,412
• Est. tax savings @ 24.0%: +$2,019
• After-tax cash flow: $-3,492/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 · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $5,910–$17,730 screening

This newly updated 2-bedroom, 2-bath condo is move-in ready with fresh paint, new appliances, and a spacious deck with lake views.

Value-add opportunities

• Both new carpet in living room — improves comfort and appearance ↑
• Both new lighting fixtures — enhances ambiance and energy efficiency ↑
• Both landscaping and curb appeal — enhances curb appeal and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Reeds Spring Elem. F MO #744/1,115 Nat'l #24,614/41,679 Middle Reeds Spring Middle F MO #202/391 Nat'l #6,453/14,009 High Reeds Spring High F MO #247/521 Nat'l #8,293/17,239

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

C Composite livability gradescore 69/100

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

• Census place: Kimberling City, MO
• County: Stone · 28,147 people
• Population (ZIP): 4,487
• Household income: $56,644
• Rent vs Own: 17.0% rent · 83.0% own
• Severe rent burden: 15% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Languages at home: 99% English-only · Other Asian/Pacific 0%

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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: ▼ -90.17%
• Current HPI: 198.5699
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

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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

Property features AI

Finance

• Other: Directions: From Branson West; Hwy 13S, left on Oak, right on Starboard, go past stop sign to Bldg145 on your left. Upper left end unit.Subdivision: Schooner Bay LandingCross street: Oak Street
• HOA & community: Monthly association fee of $406 covering insurance

Exterior

• Parking: Covered garage1 garage space
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerCable available
• Home design: Condominium (residential)1,182 above-grade finished area
• Construction: Vinyl sidingComposition roofSlab foundationBuilt with vinyl siding and composition roof
• Exterior features: DeckHas viewAsphalt road access

Interior

• Kitchen: Electric ovenFree-standing electric ovenDishwasherIce makerRefrigerator
• Bedrooms: Upper left end unit (location noted in directions)
• Flooring: CarpetTileLaminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pumpElectric heatingCeiling fan(s)
• Interior features: Granite countersInsulated, double-pane windowsFireplace in the living room
• Laundry & utility: WasherDryerElectric water heater

Price history

1 event — show timeline

• 2026-04-23 Listed $179,900 SOMO