266 W Highland St · Rockaway Beach, MO 65740

$79,000

3 bd · 2.0 ba · 1,178 sqft · Manufactured · 59 Days on market

Built 1994 5,227 sqft lot $67/sqft · 47% below area Est $148k · 47% under

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 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

Located just up the hill from downtown Rockaway Beach & Lake Taneycomo, this 3BD 2BA offers spacious living and dining areas. Equipped with metal roof less than five years old. With a few repairs and, or upgrades, this home would make an excellent investment property. Just 7 miles away, Branson is an easy commute.

Key facts

• Metal roof
• Investment property
• Easy commute

Tags

• METAL ROOF
• INVESTMENT PROPERTY
• EASY COMMUTE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#418 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, employment D+, schools 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; 1 comparable units currently listed for rent nearby; 331 units permitted in Taney County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($546 loan paydown + $8k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $6k (7%) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.52% ✓
• Cap rate: 13.25%
• Cash-on-cash: 24.84%
• DSCR: 2.11
• GRM: 5.5

CMA / ARV

• ARV (median comp): $147,802
• List price: $79,000
• Delta: -46.55%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 Hickory St	0.08mi	3/2.0	1,248 (+6%)	14mo	$75,000	$60	75
240 Wildwood Ln	0.29mi	3/2.0	1,157 (-2%)	21mo	$83,500	$72	66
1012 Meadow Ln	0.64mi	3/2.0	1,222 (+4%)	7mo	$149,000	$122	58
196 Holly Cir	0.45mi	3/2.0	1,080 (-8%)	10mo	$129,900	$120	57

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.0%
• Equity multiple: 4.26×
• Total profit: $72,173
• Equity at exit: $71,169

10-year hold

• IRR: 37.1%
• Equity multiple: 9.57×
• Total profit: $189,570
• Equity at exit: $153,480

Cash invested: $22,120 (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 65740

• Home prices YoY: 11.6%
• Active inventory: 99
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$43 /mo · $515/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $458

Break-even live

Break-even rent $620

Max offer price $79,000

Occupancy floor 57%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2529 Missouri 176 Rockaway Beach, MO	3.0	2.0	1230	$1,200	$0.98	44d	1	0.75mi

Listing history 30 events

1. 2026-06-19
   days on market $79,000 Active 59 DOM
2. 2026-06-18
   days on market $79,000 Active 58 DOM
3. 2026-06-17
   days on market $79,000 Active 57 DOM
4. 2026-06-16
   days on market $79,000 Active 56 DOM
5. 2026-06-15
   days on market $79,000 Active 55 DOM
6. 2026-06-14
   days on market $79,000 Active 53 DOM
7. 2026-06-12
   days on market $79,000 Active 52 DOM
8. 2026-06-09
   days on market $79,000 Active 49 DOM
9. 2026-06-08
   days on market $79,000 Active 48 DOM
10. 2026-06-07
    days on market $79,000 Active 47 DOM
11. 2026-06-03
    days on market $79,000 Active 43 DOM
12. 2026-06-02
    days on market $79,000 Active 42 DOM
13. 2026-06-01
    days on market $79,000 Active 41 DOM
14. 2026-05-31
    days on market $79,000 Active 40 DOM
15. 2026-05-30
    days on market $79,000 Active 39 DOM
16. 2026-04-23
    status Active 321-char remark

    Show marketing remark (321 chars)

    Located just up the hill from downtown Rockaway Beach & Lake Taneycomo, this 3BD 2BA offers spacious living and dining areas. Equipped with metal roof less than five years old. With a few repairs and, or upgrades, this home would make an excellent investment property. Just 7 miles away, Branson is an easy commute.

17. 2026-04-12
    status Pending 321-char remark

    Show marketing remark (321 chars)

    Located just up the hill from downtown Rockaway Beach & Lake Taneycomo, this 3BD 2BA offers spacious living and dining areas. Equipped with metal roof less than five years old. With a few repairs and, or upgrades, this home would make an excellent investment property. Just 7 miles away, Branson is an easy commute.

18. 2026-04-10
    listed $85,000 Active 321-char remark

    Show marketing remark (321 chars)

    Located just up the hill from downtown Rockaway Beach & Lake Taneycomo, this 3BD 2BA offers spacious living and dining areas. Equipped with metal roof less than five years old. With a few repairs and, or upgrades, this home would make an excellent investment property. Just 7 miles away, Branson is an easy commute.

19. 2022-12-12
    soldstatus
20. 2022-12-12
    soldstatus
21. 2022-12-09
    soldstatus Closed 312-char remark

    Show marketing remark (312 chars)

    Charming house located just a couple blocks from Lake Taneycomo. 3 bedrooms 2 baths with open floor plan. New METAL Roof. New carpet in Living room and bedrooms and new laminate flooring in bathrooms, kitchen, hallway and laundry room. Great first time home buyer or an investor for long term rentals. Large lot.

22. 2022-12-01
    status Pending 312-char remark

    Show marketing remark (312 chars)

    Charming house located just a couple blocks from Lake Taneycomo. 3 bedrooms 2 baths with open floor plan. New METAL Roof. New carpet in Living room and bedrooms and new laminate flooring in bathrooms, kitchen, hallway and laundry room. Great first time home buyer or an investor for long term rentals. Large lot.

23. 2022-11-25
    status Active 312-char remark

    Show marketing remark (312 chars)

    Charming house located just a couple blocks from Lake Taneycomo. 3 bedrooms 2 baths with open floor plan. New METAL Roof. New carpet in Living room and bedrooms and new laminate flooring in bathrooms, kitchen, hallway and laundry room. Great first time home buyer or an investor for long term rentals. Large lot.

24. 2022-11-16
    status Pending 312-char remark

    Show marketing remark (312 chars)

    Charming house located just a couple blocks from Lake Taneycomo. 3 bedrooms 2 baths with open floor plan. New METAL Roof. New carpet in Living room and bedrooms and new laminate flooring in bathrooms, kitchen, hallway and laundry room. Great first time home buyer or an investor for long term rentals. Large lot.

25. 2022-10-23
    price $65,000 312-char remark

    Show marketing remark (312 chars)

    Charming house located just a couple blocks from Lake Taneycomo. 3 bedrooms 2 baths with open floor plan. New METAL Roof. New carpet in Living room and bedrooms and new laminate flooring in bathrooms, kitchen, hallway and laundry room. Great first time home buyer or an investor for long term rentals. Large lot.

26. 2022-10-07
    price $75,000 312-char remark

    Show marketing remark (312 chars)

    Charming house located just a couple blocks from Lake Taneycomo. 3 bedrooms 2 baths with open floor plan. New METAL Roof. New carpet in Living room and bedrooms and new laminate flooring in bathrooms, kitchen, hallway and laundry room. Great first time home buyer or an investor for long term rentals. Large lot.

27. 2022-09-26
    listed $85,000 Active 312-char remark

    Show marketing remark (312 chars)

    Charming house located just a couple blocks from Lake Taneycomo. 3 bedrooms 2 baths with open floor plan. New METAL Roof. New carpet in Living room and bedrooms and new laminate flooring in bathrooms, kitchen, hallway and laundry room. Great first time home buyer or an investor for long term rentals. Large lot.

28. 2001-10-29
    soldstatus
29. 2001-04-16
    soldstatus
30. 1995-06-16
    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: $515 · $43/mo
• Projected year-2 tax: $766 · $64/mo
• Expected delta: +$251/yr (+$21/mo · 48.8%)

ⓘ 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 5/10 Major 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: $14,400
• − Mortgage interest: −$4,425
• − Property taxes: −$515
• − Insurance: −$395
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,298
• Taxable income: $4,463
• Est. tax owed @ 24.0%: −$1,071
• After-tax cash flow: $4,424/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 — Rockaway Beach

• Score: 61/100
• State rank: #418
• US rank: #17451

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockaway Beach, MO
• 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

+0.0% since first listed

15 events — show timeline

• 2026-04-23 Relisted — SOMO
• 2026-04-12 Pending — SOMO
• 2026-04-10 Listed $85,000 SOMO
• 2022-12-12 Sold (Public Records) — Public Records
• 2022-12-12 Sold (Public Records) — Public Records
• 2022-12-09 Sold (MLS) — SOMO
• 2022-12-01 Pending — SOMO
• 2022-11-25 Relisted — SOMO
• 2022-11-16 Pending — SOMO
• 2022-10-23 Price Changed $65,000 SOMO
• 2022-10-07 Price Changed $75,000 SOMO
• 2022-09-26 Listed $85,000 SOMO
• 2001-10-29 Sold (Public Records) — Public Records
• 2001-04-16 Sold (Public Records) — Public Records
• 1995-06-16 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $515 · -4.3% YoY. Source: county tax records.