28530 Shore Rd · White Branch, MO 65355

$135,000

2 bd · 1.0 ba · 1,080 sqft · Other public records · 66 Days on market

Built 1973 4.80 ac lot

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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 +21.4/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.5/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Experience the charm of lake living—without the premium price tag—just moments from the Lake of the Ozarks. Nestled on 4.8 serene acres in a peaceful lake community, this inviting 2-bedroom, 2-bath home offers the perfect blend of comfort, space, and opportunity. Enjoy easy access to the community boat ramp, making it effortless to spend your days on the water. The property is ideal for those who love the outdoors, with plenty of room to bring your boat, recreational vehicles, and more. A detached one-car garage and additional storage shed provide convenience and versatility for hobbies, tools, or extra storage. Whether you’re searching for a relaxing weekend getaway or a full-time residence surrounded by nature, this property delivers a laid-back lifestyle with endless potential. Come create your own retreat and start making memories at the lake.

Key facts

• Quiet lake community
• Boat ramp
• Detached garage

Tags

• QUIET LAKE COMMUNITY
• BOAT RAMP
• DETACHED GARAGE
• ADDITIONAL SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/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 $128k (5.3% below list).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 C — affects rentability + tenant quality, not the cash-flow math above.
• Lincoln R-II (rural): math 43% / reading 50% proficiency, ranked #91 of 324 in MO (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 259 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 ($933 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 $38k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.95% ✗
• Cap rate: 8.07%
• Cash-on-cash: 6.35%
• DSCR: 1.28
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 19.3%
• Equity multiple: 2.25×
• Total profit: $47,298
• Equity at exit: $80,223

10-year hold

• IRR: 19.0%
• Equity multiple: 4.45×
• Total profit: $130,337
• Equity at exit: $141,631

Cash invested: $37,800 (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 65355

• Home prices YoY: 2.4%
• Active inventory: 259
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$45 /mo · $546/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $200

Break-even live

Break-even rent $1,025

Max offer price $135,000

Occupancy floor 79%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $135,000 Active 66 DOM
2. 2026-06-17
   days on market $135,000 Active 65 DOM
3. 2026-06-16
   days on market $135,000 Active 64 DOM
4. 2026-06-15
   days on market $135,000 Active 63 DOM
5. 2026-06-13
   days on market $135,000 Active 61 DOM
6. 2026-06-12
   days on market $135,000 Active 60 DOM
7. 2026-06-09
   days on market $135,000 Active 57 DOM
8. 2026-06-08
   days on market $135,000 Active 56 DOM
9. 2026-06-07
   days on market $135,000 Active 55 DOM
10. 2026-06-07
    days on market $135,000 Active 54 DOM
11. 2026-06-04
    days on market $135,000 Active 51 DOM
12. 2026-06-02
    days on market $135,000 Active 50 DOM
13. 2026-06-01
    days on market $135,000 Active 49 DOM
14. 2026-05-31
    days on market $135,000 Active 48 DOM
15. 2026-04-13
    listed $135,000 Active 877-char remark

    Show marketing remark (877 chars)

    Experience the charm of lake living—without the premium price tag—just moments from the Lake of the Ozarks. Nestled on 4.8 serene acres in a peaceful lake community, this inviting 2-bedroom, 2-bath home offers the perfect blend of comfort, space, and opportunity. Enjoy easy access to the community boat ramp, making it effortless to spend your days on the water. The property is ideal for those who love the outdoors, with plenty of room to bring your boat, recreational vehicles, and more. A detached one-car garage and additional storage shed provide convenience and versatility for hobbies, tools, or extra storage. Whether you’re searching for a relaxing weekend getaway or a full-time residence surrounded by nature, this property delivers a laid-back lifestyle with endless potential. Come create your own retreat and start making memories at the lake.

16. 2026-03-25
    historical
17. 2025-06-12
    price $130,000
18. 2024-09-25
    listed $150,000 Active
19. 2022-02-04
    soldstatus
20. 2021-07-27
    listed $105,000
21. 1997-05-01
    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: $546 · $45/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$764/yr (+$64/mo · 140.1%)

ⓘ 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 ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,338
• − Mortgage interest: −$7,562
• − Property taxes: −$546
• − Insurance: −$675
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$3,927
• Taxable income: $174
• Est. tax owed @ 24.0%: −$42
• After-tax cash flow: $2,359/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: Lincoln R-II
• NCES district ID: 2918670
• Math proficiency: 43% ▼ -4.00%
• Reading proficiency: 50% ▲ 8.00%
• Median HH income: $35,713
• Composite: 38.49/100
• National rank: #4182
• State rank: #91 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

+28.6% since first listed

7 events — show timeline

• 2026-04-13 Listed $135,000 WCAR
• 2026-03-25 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-06-12 Price Changed $130,000 Heartland MLS as Distributed by MLS Grid
• 2024-09-25 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2022-02-04 Sold (MLS) — WCAR
• 2021-07-27 Listed $105,000 WCAR
• 1997-05-01 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $546 · +8.1% YoY. Source: county tax records.