26006 Sarong Dr #16 · White Branch, MO 65326

$34,900

3 bd · 2.0 ba · 864 sqft · Other public records · 142 Days on market

Built 1977 0.53 ac lot $40/sqft · 82% below area

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this opportunity to own a 3-bedroom, 2-bathroom ranch-style home with a 2-car attached garage, offering comfortable living in a convenient location. Situated on a generously sized lot, this home provides plenty of outdoor space to enjoy and potential for future customization. The ranch layout offers the ease of single-level living, and the attached garage adds convenience and extra storage.

Key facts

• Attached garage
• Generously sized lot
• Single level living

Tags

• RANCH STYLE HOME
• GENEROUSLY SIZED LOT
• OUTDOOR SPACE
• SINGLE LEVEL LIVING
• ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $35k.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($993 rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.9% 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 B — 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.
• Market conditions: 172 active listings in the ZIP; 9 units permitted in Benton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $241 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Benton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $30,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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: 2.85% ✓
• Cap rate: 24.90%
• Cash-on-cash: 66.46%
• DSCR: 3.96
• GRM: 2.9

CMA / ARV

• ARV (median comp): $192,368
• List price: $34,900
• Delta: -81.86%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 65.7%
• Equity multiple: 3.95×
• Total profit: $28,832
• Equity at exit: $5,204

10-year hold

• IRR: 70.0%
• Equity multiple: 8.12×
• Total profit: $69,559
• Equity at exit: $3,018

Cash invested: $9,772 (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 65326

• Home prices YoY: -9.7%
• Active inventory: 172
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $993 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$46 /mo · $550/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $541

Break-even live

Break-even rent $308

Max offer price $34,900

Occupancy floor 41%

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $34,900 Active 142 DOM
2. 2026-06-17
   days on market $34,900 Active 141 DOM
3. 2026-06-16
   days on market $34,900 Active 140 DOM
4. 2026-06-15
   days on market $34,900 Active 139 DOM
5. 2026-06-13
   days on market $34,900 Active 137 DOM
6. 2026-06-12
   days on market $34,900 Active 136 DOM
7. 2026-06-09
   days on market $34,900 Active 133 DOM
8. 2026-06-08
   days on market $34,900 Active 132 DOM
9. 2026-06-07
   days on market $34,900 Active 131 DOM
10. 2026-06-07
    days on market $34,900 Active 130 DOM
11. 2026-06-04
    days on market $34,900 Active 127 DOM
12. 2026-06-02
    days on market $34,900 Active 126 DOM
13. 2026-06-01
    days on market $34,900 Active 125 DOM
14. 2026-05-31
    days on market $34,900 Active 124 DOM
15. 2026-05-31
    days on market $34,900 Active 123 DOM
16. 2026-04-07
    price $39,900 404-char remark

    Show marketing remark (404 chars)

    Don't miss this opportunity to own a 3-bedroom, 2-bathroom ranch-style home with a 2-car attached garage, offering comfortable living in a convenient location. Situated on a generously sized lot, this home provides plenty of outdoor space to enjoy and potential for future customization. The ranch layout offers the ease of single-level living, and the attached garage adds convenience and extra storage.

17. 2026-03-03
    price $44,900 404-char remark

    Show marketing remark (404 chars)

    Don't miss this opportunity to own a 3-bedroom, 2-bathroom ranch-style home with a 2-car attached garage, offering comfortable living in a convenient location. Situated on a generously sized lot, this home provides plenty of outdoor space to enjoy and potential for future customization. The ranch layout offers the ease of single-level living, and the attached garage adds convenience and extra storage.

18. 2026-01-27
    listed $49,900 Active 404-char remark

    Show marketing remark (404 chars)

    Don't miss this opportunity to own a 3-bedroom, 2-bathroom ranch-style home with a 2-car attached garage, offering comfortable living in a convenient location. Situated on a generously sized lot, this home provides plenty of outdoor space to enjoy and potential for future customization. The ranch layout offers the ease of single-level living, and the attached garage adds convenience and extra storage.

19. 2025-12-30
    soldstatus Closed 688-char remark

    Show marketing remark (688 chars)

    Don't miss this opportunity to own a 3-bedroom, 2-bathroom ranch-style home with a 2-car attached garage, offering comfortable living in a convenient location. Situated on a generously sized lot, this home provides plenty of outdoor space to enjoy and potential for future customization. The ranch layout offers the ease of single-level living, and the attached garage adds convenience and extra storage. Search property on xome.com for details/offer opportunities. Decisions may take 1 week. . 3.5% Auction Fee paid at closing Bank of America employees, individual insiders, impacted 3rd party/vendors and their household members are prohibited from purchasing. Do Not Disturb Occupants

20. 2025-11-06
    status Pending 688-char remark

    Show marketing remark (688 chars)

    Don't miss this opportunity to own a 3-bedroom, 2-bathroom ranch-style home with a 2-car attached garage, offering comfortable living in a convenient location. Situated on a generously sized lot, this home provides plenty of outdoor space to enjoy and potential for future customization. The ranch layout offers the ease of single-level living, and the attached garage adds convenience and extra storage. Search property on xome.com for details/offer opportunities. Decisions may take 1 week. . 3.5% Auction Fee paid at closing Bank of America employees, individual insiders, impacted 3rd party/vendors and their household members are prohibited from purchasing. Do Not Disturb Occupants

21. 2025-10-28
    price $37,000 688-char remark

    Show marketing remark (688 chars)

    Don't miss this opportunity to own a 3-bedroom, 2-bathroom ranch-style home with a 2-car attached garage, offering comfortable living in a convenient location. Situated on a generously sized lot, this home provides plenty of outdoor space to enjoy and potential for future customization. The ranch layout offers the ease of single-level living, and the attached garage adds convenience and extra storage. Search property on xome.com for details/offer opportunities. Decisions may take 1 week. . 3.5% Auction Fee paid at closing Bank of America employees, individual insiders, impacted 3rd party/vendors and their household members are prohibited from purchasing. Do Not Disturb Occupants

22. 2025-07-30
    price $80,000 688-char remark

    Show marketing remark (688 chars)

    Don't miss this opportunity to own a 3-bedroom, 2-bathroom ranch-style home with a 2-car attached garage, offering comfortable living in a convenient location. Situated on a generously sized lot, this home provides plenty of outdoor space to enjoy and potential for future customization. The ranch layout offers the ease of single-level living, and the attached garage adds convenience and extra storage. Search property on xome.com for details/offer opportunities. Decisions may take 1 week. . 3.5% Auction Fee paid at closing Bank of America employees, individual insiders, impacted 3rd party/vendors and their household members are prohibited from purchasing. Do Not Disturb Occupants

23. 2025-07-09
    price $96,900 688-char remark

    Show marketing remark (688 chars)

    Don't miss this opportunity to own a 3-bedroom, 2-bathroom ranch-style home with a 2-car attached garage, offering comfortable living in a convenient location. Situated on a generously sized lot, this home provides plenty of outdoor space to enjoy and potential for future customization. The ranch layout offers the ease of single-level living, and the attached garage adds convenience and extra storage. Search property on xome.com for details/offer opportunities. Decisions may take 1 week. . 3.5% Auction Fee paid at closing Bank of America employees, individual insiders, impacted 3rd party/vendors and their household members are prohibited from purchasing. Do Not Disturb Occupants

24. 2025-07-09
    price $969,000 688-char remark

    Show marketing remark (688 chars)

    Don't miss this opportunity to own a 3-bedroom, 2-bathroom ranch-style home with a 2-car attached garage, offering comfortable living in a convenient location. Situated on a generously sized lot, this home provides plenty of outdoor space to enjoy and potential for future customization. The ranch layout offers the ease of single-level living, and the attached garage adds convenience and extra storage. Search property on xome.com for details/offer opportunities. Decisions may take 1 week. . 3.5% Auction Fee paid at closing Bank of America employees, individual insiders, impacted 3rd party/vendors and their household members are prohibited from purchasing. Do Not Disturb Occupants

25. 2025-07-03
    listed $119,000 Active 688-char remark

    Show marketing remark (688 chars)

    Don't miss this opportunity to own a 3-bedroom, 2-bathroom ranch-style home with a 2-car attached garage, offering comfortable living in a convenient location. Situated on a generously sized lot, this home provides plenty of outdoor space to enjoy and potential for future customization. The ranch layout offers the ease of single-level living, and the attached garage adds convenience and extra storage. Search property on xome.com for details/offer opportunities. Decisions may take 1 week. . 3.5% Auction Fee paid at closing Bank of America employees, individual insiders, impacted 3rd party/vendors and their household members are prohibited from purchasing. Do Not Disturb Occupants

26. 2008-09-29
    soldstatus
27. 2004-07-21
    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: $550 · $46/mo
• Projected year-2 tax: $550 · $46/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $11,918
• − Mortgage interest: −$1,955
• − Property taxes: −$550
• − Insurance: −$174
• − Repairs & maintenance: −$953
• − Management: −$953
• − Depreciation: −$1,015
• Taxable income: $6,317
• Est. tax owed @ 24.0%: −$1,516
• After-tax cash flow: $4,979/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: 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): 1,722

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Italian 2% Iranian 2%
• Foreign-born: 0%

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: ▼ -22.56%
• Current HPI: 211.1105
• 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

-66.5% since first listed

12 events — show timeline

• 2026-04-07 Price Changed $39,900 MARIS as Distributed by MLS Grid
• 2026-03-03 Price Changed $44,900 MARIS as Distributed by MLS Grid
• 2026-01-27 Listed $49,900 MARIS as Distributed by MLS Grid
• 2025-12-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-11-06 Pending — MARIS as Distributed by MLS Grid
• 2025-10-28 Price Changed $37,000 MARIS as Distributed by MLS Grid
• 2025-07-30 Price Changed $80,000 MARIS as Distributed by MLS Grid
• 2025-07-09 Price Changed $96,900 MARIS as Distributed by MLS Grid
• 2025-07-09 Price Changed $969,000 MARIS as Distributed by MLS Grid
• 2025-07-03 Listed $119,000 MARIS as Distributed by MLS Grid
• 2008-09-29 Sold (Public Records) — Public Records
• 2004-07-21 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $550 · +10.9% YoY. Source: county tax records.