Is 110 Kimberling Ln #11 in Kimberling City, MO a good investment?

CashFlowRE grades it F with a 3.3% cap rate and $-468/mo modeled cash flow at a $189,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 110 Kimberling Ln #11?

The modeled cap rate is 3.3% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,589/month, from CashFlowRE's rent model.

F Composite 30.11

Why this score? — see what drove the F 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 +7.5/15.0
Schools +4.8/10.0
Cash flow +4.7/30.0
Condition / age +3.8/5.0
Livability +3.5/5.0
1% rule +3.4/10.0
Rent growth +2.5/5.0
DSCR +0.0/10.0
Appreciation +0.0/10.0

$189,000

110 Kimberling Ln #11 · Kimberling City, MO 65686

2 bd · 2.0 ba · 1,290 sqft · Condo · 149 Days on market

Built 2002 Good condition 2-car garage $147/sqft · 51% below area $418/mo HOA · 26% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Lake life awaits in this outstanding Kimberling City condominium -- and an available 28' boat slip!! This 2-bedroom, 2-bathroom retreat offers over 1,200 square feet of open, airy living beneath soaring cathedral ceilings that flow through the living room, kitchen, and dining nook and loft. Step onto your west-facing private patio to soak in serene Table Rock Lake and mountain views, enjoy stunning sunsets, and overlook the sparkling community pool. When adventure calls, a dedicated trail puts you at the lake's edge in minutes.

Key facts

Dedicated trail
Community pool
Private patio

What this means for you Summary

Snapshot

This is a 2-bed/2.0-bath condo listed at $189k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-468 ($-6k/yr) — negative.
To cash-flow at today's rent, offer at most $121k (35.9% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (15.9% below list).
Recommended offer: $121k (35.9% below list) — sets the bar for cash-flow.
Cap rate 3.3% 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.
Blue Eye R-V (rural): math 41% / reading 47% proficiency, ranked #107 of 324 in MO (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
Zoned schools: Blue Eye Elem. (math 37% / reading 47%, grade F, #481 of 1,115 statewide, top 46%, 198 students, 48% FRL); Blue Eye Middle (math 42% / reading 42%, grade D-, #149 of 391 statewide, top 41%, 170 students, 51% FRL); Blue Eye High (math 54% / reading 64%, grade C+, #35 of 521 statewide, top 8%, 178 students, 42% FRL) — zoned schools at 47% FRL track the district average.
Market conditions: 428 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 47d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 191 units permitted in Stone County in 2024 (0 in 5+ unit buildings).
This rent runs 34% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 149 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

Watch-outs: HOA is 26% of rent.
Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,215 (35.9% below list)

Questions for the listing agent

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?
It's been on market 149 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 0.84% ✗
Cap rate: 3.32%
Cash-on-cash: -10.62%
DSCR: 0.53
GRM: 9.9

CMA / ARV

ARV (median comp): $386,829
List price: $189,000
Delta: -51.14%
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
40 Kimberling #1	0.06mi	2/2.0	1,364 (+6%)	2mo	$220,000	$161	86
1201 Paradise Landing Rd	0.22mi	2/2.0	1,278 (-1%)	4mo	$450,000	$352	86
1504 Paradise Landing Rd #4	0.18mi	2/2.0	1,390 (+8%)	2mo	$384,900	$277	76
55 Ozark Vista Dr #136	0.52mi	2/2.0	1,303 (+1%)	1mo	$209,000	$160	73
1403 Rocky Shore Ter	0.55mi	2/2.0	1,254 (-3%)	1mo	$280,000	$223	69
7 Port Holiday Dr Unit B	1.30mi	2/2.0	1,433 (+11%)	3mo	$399,900	$279	44
3 Port Holiday Dr Unit G	1.35mi	2/2.0	1,435 (+11%)	3mo	$225,000	$157	44
361 Anchors Point Ln #318	1.16mi	2/2.0	1,085 (-16%)	0mo	$239,900	$221	40
74 Bridgewater Loop #2	1.11mi	3/2.5 (+1)	1,458 (+13%)	1mo	$369,900	$254	36
1754 Breezy Point Ln	0.99mi	2/1.0	1,597 (+24%)	1mo	$674,900	$423	35
114 Bridgewater Loop #3	1.11mi	3/2.5 (+1)	1,458 (+13%)	2mo	$449,900	$309	35
114 Bridgewater Loop #5	1.09mi	3/2.5 (+1)	1,458 (+13%)	4mo	$459,900	$315	33

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: -35.3%
Equity multiple: -0.14×
Total profit: $-60,181
Equity at exit: $28,181

10-year hold

IRR: -45.3%
Equity multiple: -0.69×
Total profit: $-89,682
Equity at exit: $16,341

Cash invested: $52,920 (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 →

Active competition Active MLS

For sale now: 1 active · 1 under contract
Median asking: $299,900 ($213/sqft)
Median days on market: 90 d
This list price: lowest-priced of the active set
ARV vs active asking: +40.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 65686

Home prices YoY: -31.2%
Active inventory: 428
Price-to-rent: 9.9×

Monthly cashflow live

Estimated rent: $1,589 high interval (Pro) →
Mortgage (P&I): −$991
Tax est. 1.5%: −$236 /mo · $2,835/yr
Insurance: −$79
HOA: −$418
Lot rent: −$0
Vacancy / Maint / Mgmt: −$334
Net cashflow: $-468

Break-even live

Break-even rent $2,182

Max offer price $121,215

Occupancy floor —

Sensitivity live

Price	-10% $-338	-5% $-403	+0% $-468	+5% $-534	+10% $-599
Rent	-10% $-594	-5% $-531	+0% $-468	+5% $-406	+10% $-343
Rate	-1.0pp $-373	-0.5pp $-420	base $-468	+0.5pp $-517	+1.0pp $-567

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: $47,250
Closing costs: $5,670
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Kimberling Blvd Unit A Kimberling City, MO	2.0	2.0	1140	$1,750	$1.54	184d	1	1.21mi
3 Kimberling Blvd Unit A Kimberling City, MO	2.0	2.0	1140	$1,750	$1.54	184d	1	1.44mi
2 C St Unit B Kimberling City, MO	2.0	2.0	1140	$1,550	$1.36	47d	1	1.47mi
5 Kimberling Blvd Kimberling City, MO	2.0	2.0	1140	$1,550	$1.36	43d	1	1.47mi
4 C St Unit B Kimberling City, MO	2.0	2.0	1140	$1,450	$1.27	47d	1	1.47mi
6 C St Unit A Kimberling City, MO	2.0	2.0	1140	$1,450	$1.27	47d	1	1.47mi

Property features AI

Finance

Other: Property located in the Kimberling Shores subdivision
HOA & community: Monthly association fee of $418.17

Exterior

Parking: 2-car garage
Utilities: Public water
Home design: CondominiumTwo levelsResidential property
Construction: 1,290 above-grade finished area
Exterior features: Covered patio/porchHas a view

Interior

Kitchen: DishwasherMicrowaveElectric ovenFree-standing electric ovenGarbage disposal
Bathrooms: 2 full bathrooms
Heating & cooling: Central air conditioningElectric heatingForced air heatingCentral heating
Interior features: DishwasherDisposalMicrowaveElectric ovenFree-standing electric oven
Laundry & utility: Laundry on main level

HOA detail $418/mo · $5,016/yr condo

Likely covers: pool
Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

2026-11-08

days on market $189,000 Active 149 DOM
2026-11-07

days on market $189,000 Active 148 DOM
2026-11-06

days on market $189,000 Active 147 DOM
2026-11-05

days on market $189,000 Active 146 DOM
2026-11-04

days on market $189,000 Active 145 DOM
2026-11-02

days on market $189,000 Active 143 DOM
2026-11-01

days on market $189,000 Active 142 DOM
2026-10-31

days on market $189,000 Active 141 DOM
2026-10-30

days on market $189,000 Active 140 DOM
2026-10-29

days on market $189,000 Active 139 DOM
2026-10-28

days on market $189,000 Active 138 DOM
2026-10-27

days on market $189,000 Active 137 DOM
2026-10-26

days on market $189,000 Active 136 DOM
2026-10-25

days on market $189,000 Active 135 DOM
2026-10-24

days on market $189,000 Active 134 DOM
2026-10-23

days on market $189,000 Active 133 DOM
2026-10-22

days on market $189,000 Active 132 DOM
2026-10-21

days on market $189,000 Active 131 DOM
2026-10-20

days on market $189,000 Active 130 DOM
2026-10-19

days on market $189,000 Active 129 DOM
2026-10-18

days on market $189,000 Active 128 DOM
2026-10-17

days on market $189,000 Active 127 DOM
2026-10-16

days on market $189,000 Active 126 DOM
2026-10-15

days on market $189,000 Active 125 DOM
2026-10-14

days on market $189,000 Active 124 DOM
2026-10-13

days on market $189,000 Active 123 DOM
2026-10-12

days on market $189,000 Active 122 DOM
2026-10-11

days on market $189,000 Active 121 DOM
2026-10-10

days on market $189,000 Active 120 DOM
2026-10-09

days on market $189,000 Active 119 DOM
2026-10-08

days on market $189,000 Active 118 DOM
2026-10-07

days on market $189,000 Active 117 DOM
2026-10-06

days on market $189,000 Active 116 DOM
2026-10-05

days on market $189,000 Active 115 DOM
2026-10-04

days on market $189,000 Active 114 DOM
2026-10-03

days on market $189,000 Active 113 DOM
2026-10-02

days on market $189,000 Active 112 DOM
2026-10-01

days on market $189,000 Active 111 DOM
2026-09-30

days on market $189,000 Active 110 DOM
2026-09-29

days on market $189,000 Active 109 DOM
2026-09-28

days on market $189,000 Active 108 DOM
2026-09-27

days on market $189,000 Active 107 DOM
2026-09-26

days on market $189,000 Active 106 DOM
2026-09-25

days on market $189,000 Active 105 DOM
2026-09-24

days on market $189,000 Active 104 DOM
2026-09-23

days on market $189,000 Active 103 DOM
2026-09-21

days on market $189,000 Active 101 DOM
2026-09-20

days on market $189,000 Active 100 DOM
2026-09-19

days on market $189,000 Active 99 DOM
2026-09-18

days on market $189,000 Active 98 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 1/10 Low
🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 21 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $19,074
− Mortgage interest: −$10,587
− Property taxes: −$2,835
− Insurance: −$945
− Repairs & maintenance: −$1,526
− Management: −$1,526
− HOA: −$5,016
− Depreciation: −$5,498
Taxable loss: −$8,859

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$2,126
After-tax cash flow: $-3,495/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 $6,450–$19,350 screening

This 2-bedroom, 2-bathroom townhouse in Kimberling City is in good condition with a good ROI potential for both resale and rental.

Value-add opportunities

Both Paint exterior — Enhances curb appeal and resale value ↑
Both Replace flooring — Improves aesthetics and functionality ↑
Both Update kitchen appliances — Modernizes the space and increases appeal ↑

ⓘ 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 48/100

Zoned Schools

Elementary Blue Eye Elem. F MO #481/1,115 Nat'l #17,861/41,679 Middle Blue Eye Middle D- MO #149/391 Nat'l #5,398/14,009 High Blue Eye High C+ MO #35/521 Nat'l #3,588/17,239

Schools (NCES district)

District: Blue Eye R-V
NCES district ID: 2905280
Math proficiency: 41% ▲ 3.00%
Reading proficiency: 47% ▼ -5.00%
Median HH income: $42,591
Composite: 37.08/100
National rank: #4500
State rank: #107 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

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

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%

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%

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

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
Healthcare	1	$163B
#23 Centene St. Louis $163.1B
Insurance	1	$21B
#223 Reinsurance Group of America Chesterfield $21.1B
Industrial Technology	1	$17B
#177 Emerson Electric St. Louis $17.5B
Retail	1	$16B
#196 O'Reilly Automotive Springfield $16.2B
Industrial Distribution	1	$10B
#475 Graybar Electric St. Louis $10.4B
Utilities	1	$9B
#267 Ameren St. Louis $8.6B

Price history

1 event — show timeline

2026-06-12 Listed $189,000 SOMO

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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