28836 Lake Loop N/A · White Branch, MO 65338

$129,900

1 bd · 1.0 ba · 662 sqft · Other public records · 37 Days on market

Built 1940 5,000 sqft lot $196/sqft · at area comps Est $173k · 25% under ↓ 7% 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).

• ARV discount +15.0/15.0
• Appreciation +8.3/10.0
• Cash flow +5.6/30.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0

Listing remarks

Escape to lake life with this charming retreat just seconds from the water! Featuring 1 bedroom, 1 bathroom, and an additional bunk room, this renovated home offers the perfect blend of comfort and convenience. All electric and full of potential, this property is a great opportunity to make it your own—whether you're looking for a weekend getaway, vacation rental, or full-time lake living. Enjoy the relaxing atmosphere, easy access to the lake, and the option to rent a boat slip at the nearby dock for even more accessibility to the water.

Key facts

• 5,000 sq ft lot
• Built 1940
• Listed 36 days

Property features AI

Finance

• Other: Seller provides warranty

Exterior

• Parking: Other parking
• Utilities: Private well water
• Home design: Single family residence; Residential property
• Construction: Stone and frame construction with stone trim; Metal roof; Slab foundation; Built approximately 76–100 years ago; About 850 above-grade finished area (owner reported)
• Exterior features: Second lake tier waterfront; Lot about 5,000 square feet (public records)

Interior

• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Ranch floor plan; One fireplace

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $-273 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $90k (30.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $79k (39.1% below list).
• Recommended offer: $79k (39.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Cole Camp R-I (rural): math 49% / reading 49% proficiency, ranked #61 of 324 in MO (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 61 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 $9k of equity ($898 loan paydown + $8k appreciation (6.5% local appreciation)).
• Benton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,052 (39.1% 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 37 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.61% ✗
• Cap rate: 3.77%
• Cash-on-cash: -9.01%
• DSCR: 0.60
• GRM: 13.7

CMA / ARV

• ARV (median comp): $172,759
• List price: $129,900
• Delta: -21.91%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

6.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.5%
• Equity multiple: 1.66×
• Total profit: $24,011
• Equity at exit: $85,803

10-year hold

• IRR: 10.8%
• Equity multiple: 3.29×
• Total profit: $83,364
• Equity at exit: $159,308

Cash invested: $36,372 (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 65338

• Home prices YoY: 2.8%
• Active inventory: 61
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $791 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$166
• Net cashflow: $-273

Break-even live

Break-even rent $1,136

Max offer price $90,368

Occupancy floor —

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $129,900 Active 37 DOM
2. 2026-06-18
   days on market $129,900 Active 36 DOM
3. 2026-06-17
   price $129,900 Active 35 DOM
4. 2026-06-17
   days on market $134,900 Active 35 DOM
5. 2026-06-16
   days on market $134,900 Active 34 DOM
6. 2026-06-15
   days on market $134,900 Active 33 DOM
7. 2026-06-14
   days on market $134,900 Active 31 DOM
8. 2026-06-12
   days on market $134,900 Active 30 DOM
9. 2026-06-09
   days on market $134,900 Active 27 DOM
10. 2026-06-08
    days on market $134,900 Active 26 DOM
11. 2026-06-07
    days on market $134,900 Active 25 DOM
12. 2026-06-05
    pricedays on market $134,900 Active 22 DOM
13. 2026-06-03
    days on market $144,900 Active 21 DOM
14. 2026-06-02
    days on market $144,900 Active 20 DOM
15. 2026-06-01
    days on market $144,900 Active 19 DOM
16. 2026-05-31
    days on market $144,900 Active 18 DOM
17. 2026-05-30
    days on market $144,900 Active 17 DOM
18. 2026-05-14
    listed $144,900 Active 550-char remark
19. 2026-05-13
    price $144,900 550-char remark
20. 2026-05-13
    historical $139,900 550-char remark
21. 1981-10-01
    soldstatus

ⓘ 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 2/10 Low FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $9,486
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$759
• − Management: −$759
• − Depreciation: −$3,779
• Taxable loss: −$5,685
• Est. tax savings @ 24.0%: +$1,364
• After-tax cash flow: $-1,914/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: Cole Camp R-I
• NCES district ID: 2909900
• Math proficiency: 49% ▼ -10.00%
• Reading proficiency: 49% ▼ -5.00%
• Median HH income: $37,598
• Composite: 40.78/100
• National rank: #3641
• State rank: #61 of 324 in MO

Livability — White Branch

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

Census & demographics

• Population (ZIP): 3,403

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 (90%)
• Race & ethnicity: White 90% Two or more races 3% Black 3% Hispanic / Latino 2%
• Common ancestry: Serbian 3% Lithuanian 1% Italian 1%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 1%

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: ▲ 6.50%
• Current HPI: 236.0122
• 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

-7.1% since first listed

6 events — show timeline

• 2026-06-17 Price Changed $129,900 Heartland MLS as Distributed by MLS Grid
• 2026-06-03 Price Changed $134,900 Heartland MLS as Distributed by MLS Grid
• 2026-05-14 Listed $144,900 Heartland MLS as Distributed by MLS Grid
• 2026-05-13 Price Changed $144,900 Heartland MLS as Distributed by MLS Grid
• 2026-05-13 Coming Soon $139,900 Heartland MLS as Distributed by MLS Grid
• 1981-10-01 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $234 · +16.2% YoY. Source: county tax records.