4034 White Oak Rd · Merriam Woods, MO 65740

$134,900

3 bd · 2.0 ba · 1,063 sqft · Other public records · 21 Days on market

Built 2007

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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 +27.6/30.0
• Appreciation +10.0/10.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• 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

Don't miss this fantastic opportunity to own a 3 bedroom, 2 bath home with tremendous potential. Make it your dream space, this home is a hidden gem awaiting your vision! This closely situated home is a mere 15-minute drive from all the action and entertainment Branson has to offer. Enjoy the convenience of proximity to world-class shows, dining, shopping, and more, while still having the serenity of your own retreat just minutes from the excitement. Property is lender-owned, is being sold ''as-is'', and seller makes no representations or warranties.

Key facts

• Swimming spot
• Hiking trails
• Renovated back deck

Tags

• RENOVATED BACK DECK
• WOODED UNOCCUPIED LOT
• HIKING TRAILS
• SWIMMING SPOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 6.8% in Merriam Woods — 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 61/100 on livability (#444 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, schools F, amenities 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; 331 units permitted in Taney County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $13k 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 $38k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $132,876 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.14% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.79%
• DSCR: 1.57
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 33.7%
• Equity multiple: 3.62×
• Total profit: $99,057
• Equity at exit: $121,529

10-year hold

• IRR: 29.0%
• Equity multiple: 8.19×
• Total profit: $271,442
• Equity at exit: $262,081

Cash invested: $37,772 (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 65740

• Home prices YoY: 11.6%
• Active inventory: 99
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,536 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$47 /mo · $567/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $403

Break-even live

Break-even rent $1,026

Max offer price $134,900

Occupancy floor 69%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-17
   status $134,900 Under Contract 21 DOM
2. 2026-06-16
   days on market $134,900 Active 21 DOM
3. 2026-06-15
   days on market $134,900 Active 20 DOM
4. 2026-06-14
   days on market $134,900 Active 18 DOM
5. 2026-06-12
   days on market $134,900 Active 17 DOM
6. 2026-06-09
   days on market $134,900 Active 14 DOM
7. 2026-06-08
   days on market $134,900 Active 13 DOM
8. 2026-06-07
   days on market $134,900 Active 12 DOM
9. 2026-06-03
   days on market $134,900 Active 8 DOM
10. 2026-06-02
    days on market $134,900 Active 7 DOM
11. 2026-06-01
    days on market $134,900 Active 6 DOM
12. 2026-05-31
    days on market $134,900 Active 5 DOM
13. 2026-05-30
    days on market $134,900 Active 4 DOM
14. 2026-05-26
    listed $134,900 Active
15. 2024-02-23
    soldstatus Closed 556-char remark

    Show marketing remark (556 chars)

    Don't miss this fantastic opportunity to own a 3 bedroom, 2 bath home with tremendous potential. Make it your dream space, this home is a hidden gem awaiting your vision! This closely situated home is a mere 15-minute drive from all the action and entertainment Branson has to offer. Enjoy the convenience of proximity to world-class shows, dining, shopping, and more, while still having the serenity of your own retreat just minutes from the excitement. Property is lender-owned, is being sold ''as-is'', and seller makes no representations or warranties.

16. 2024-01-17
    status Pending 556-char remark

    Show marketing remark (556 chars)

    Don't miss this fantastic opportunity to own a 3 bedroom, 2 bath home with tremendous potential. Make it your dream space, this home is a hidden gem awaiting your vision! This closely situated home is a mere 15-minute drive from all the action and entertainment Branson has to offer. Enjoy the convenience of proximity to world-class shows, dining, shopping, and more, while still having the serenity of your own retreat just minutes from the excitement. Property is lender-owned, is being sold ''as-is'', and seller makes no representations or warranties.

17. 2023-12-13
    price $89,000 556-char remark

    Show marketing remark (556 chars)

    Don't miss this fantastic opportunity to own a 3 bedroom, 2 bath home with tremendous potential. Make it your dream space, this home is a hidden gem awaiting your vision! This closely situated home is a mere 15-minute drive from all the action and entertainment Branson has to offer. Enjoy the convenience of proximity to world-class shows, dining, shopping, and more, while still having the serenity of your own retreat just minutes from the excitement. Property is lender-owned, is being sold ''as-is'', and seller makes no representations or warranties.

18. 2023-11-09
    listed $99,000 Active 556-char remark

    Show marketing remark (556 chars)

    Don't miss this fantastic opportunity to own a 3 bedroom, 2 bath home with tremendous potential. Make it your dream space, this home is a hidden gem awaiting your vision! This closely situated home is a mere 15-minute drive from all the action and entertainment Branson has to offer. Enjoy the convenience of proximity to world-class shows, dining, shopping, and more, while still having the serenity of your own retreat just minutes from the excitement. Property is lender-owned, is being sold ''as-is'', and seller makes no representations or warranties.

19. 2021-03-02
    soldstatus
20. 2021-02-25
    soldstatus 797-char remark

    Show marketing remark (797 chars)

    This cute updated 3 bed, 2 bath home is the perfect starter home for first time buyers. For the investment minded, two 40' x 100' lots are included, adjacent to and directly across the street. Both vacant lots are included in this price and can be developed as desired. It is recommended that developments on either of the vacant lots follow the guidelines of Merriam Woods. Perfectly located about 5 minutes from Hwy 65 , 10 minutes to the Walmart Supercenter and only minutes to either of the Tri-Lakes -Taneycomo, Bull Shoals, and Table Rock. Also located in the Branson School District. Enjoy the good times with family and friends outdoors on the secluded two-level deck complete with firepit. Free-standing electric range and nice Kitchenaid refrigerator/freezer are included with this home.

21. 2020-12-12
    listed $113,950 797-char remark

    Show marketing remark (797 chars)

    This cute updated 3 bed, 2 bath home is the perfect starter home for first time buyers. For the investment minded, two 40' x 100' lots are included, adjacent to and directly across the street. Both vacant lots are included in this price and can be developed as desired. It is recommended that developments on either of the vacant lots follow the guidelines of Merriam Woods. Perfectly located about 5 minutes from Hwy 65 , 10 minutes to the Walmart Supercenter and only minutes to either of the Tri-Lakes -Taneycomo, Bull Shoals, and Table Rock. Also located in the Branson School District. Enjoy the good times with family and friends outdoors on the secluded two-level deck complete with firepit. Free-standing electric range and nice Kitchenaid refrigerator/freezer are included with this home.

22. 2015-06-26
    soldstatus
23. 2015-05-01
    listed $38,000
24. 2006-12-22
    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: $567 · $47/mo
• Projected year-2 tax: $1,309 · $109/mo
• Expected delta: +$742/yr (+$62/mo · 130.9%)

ⓘ 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 ≥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: $18,432
• − Mortgage interest: −$7,556
• − Property taxes: −$567
• − Insurance: −$674
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − Depreciation: −$3,924
• Taxable income: $2,760
• Est. tax owed @ 24.0%: −$662
• After-tax cash flow: $4,168/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 — Merriam Woods

• Score: 61/100
• State rank: #444
• US rank: #18151

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Merriam Woods, MO
• City population: 3,495
• 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

+255.0% since first listed

11 events — show timeline

• 2026-05-26 Listed $134,900 FSBO.com
• 2024-02-23 Sold (MLS) — SOMO
• 2024-01-17 Pending — SOMO
• 2023-12-13 Price Changed $89,000 SOMO
• 2023-11-09 Listed $99,000 SOMO
• 2021-03-02 Sold (Public Records) — Public Records
• 2021-02-25 Sold (MLS) — SOMO
• 2020-12-12 Listed $113,950 SOMO
• 2015-06-26 Sold (MLS) — SOMO
• 2015-05-01 Listed $38,000 SOMO
• 2006-12-22 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $567 · -14.0% YoY. Source: county tax records.