1082 Black Oak Resort Ln · Coney Island, MO 65681

$189,900

3 bd · 2.5 ba · 935 sqft · Other · 101 Days on market

Built 1970 3,485 sqft lot $203/sqft · 17% below area Est $229k · 17% under $17/mo HOA · 1% of rent ↓ 17% 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
• Cash flow +9.5/30.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

spring/summer income play & personal escape all in one. From board games to boat days (yes. .. even the games stay), this storybook Swiss-style retreat is dialed in for guest appeal & repeat bookings. Tucked beneath a canopy of mature hardwoods, you're right where you want to be--min to Black Oak Amphitheater for sold-out summer concerts, quick to Table Rock Lake access points & Baxter Marina for boat rentals, fuel & full lake days, plus easy access to Mark Twain National Forest for hiking, exploring & unplugging. This is the sweet spot guests search for: close to attractions, close to the water, yet peaceful & private. Inside, it's all about that 'weekend at the lake' vibe--vaulted wood-beamed ceilings, oversized windows flooding in natural light & an open living/kitchen space made for gathering. Thoughtfully curated & fully turn-key furnished, it's ready to host from day one--no setup, no guesswork. Outdoor living steals the show--private deck for morning coffee w/ birdsong & cool lake breezes, then evenings under the stars after a concert or long lake day. Smart layout for maximizing occupancy & flexibility: 3 bedrooms across 3 separate living zones--main level bed/1.5 bath, upper bunk space + bedroom for groups, & lower level retreat w/ second living, bedroom, 3/4 bath & laundry--ideal for multi-family stays or guest separation (non-conforming bedrooms). Kitchen is stocked & ready for easy hosting w/ full-size appliances, ample prep space & everything needed for post-lake dinners. Turn-key. Income-ready. Experience-driven location. Whether you're building your STR portfolio or securing a personal getaway that pays for itself, this chalet checks the boxes--lake days, concert nights & strong rental appeal all season long.

Key facts

• Private deck
• Turn-key chalet
• Oversized windows

Tags

• TURN-KEY CHALET
• PRIVATE DECK
• VAULTED WOOD-BEAMED CEILINGS
• OVERSIZED WINDOWS
• OPEN LIVING KITCHEN SPACE
• MULTIPLE LAKE ACCESSES

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $190k.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (33.3% below list).
• Recommended offer: $127k (33.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 1.8% in Coney Island — 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 59/100 on livability (#553 in MO) — a working-class tenant base; expect higher turnover. Strengths: housing A-, crime B; Watch: health & safety C-, schools 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.
• Market conditions: 91 active listings in the ZIP; 191 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

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 101 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $50k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,633 (33.3% 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 101 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.67% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.00%
• DSCR: 0.87
• GRM: 12.5

CMA / ARV

• ARV (median comp): $229,113
• List price: $189,900
• Delta: -17.12%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.4%
• Equity multiple: 0.26×
• Total profit: $-39,336
• Equity at exit: $28,315

10-year hold

• IRR: -15.1%
• Equity multiple: 0.14×
• Total profit: $-45,533
• Equity at exit: $16,419

Cash invested: $53,172 (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 65681

• Home prices YoY: -16.3%
• Active inventory: 91
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,266 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$41 /mo · $498/yr
• Insurance: −$79
• HOA: −$17
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $-133

Break-even live

Break-even rent $1,435

Max offer price $166,398

Occupancy floor —

Sensitivity live

Price	-10% $-26	-5% $-79	+0% $-133	+5% $-187	+10% $-241
Rent	-10% $-233	-5% $-183	+0% $-133	+5% $-83	+10% $-33
Rate	-1.0pp $-37	-0.5pp $-85	base $-133	+0.5pp $-182	+1.0pp $-232

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: water

Listing history 21 events

1. 2026-06-07
   statusdays on market $189,900 Pending 101 DOM
2. 2026-06-05
   days on market $189,900 Active 100 DOM
3. 2026-06-03
   pricedays on market $189,900 Active 99 DOM
4. 2026-06-02
   days on market $199,900 Active 98 DOM
5. 2026-06-01
   days on market $199,900 Active 97 DOM
6. 2026-05-31
   days on market $199,900 Active 96 DOM
7. 2026-05-30
   days on market $199,900 Active 95 DOM
8. 2026-04-15
   price $199,900 1842-char remark

   Show marketing remark (1842 chars)

   spring/summer income play & personal escape all in one. From board games to boat days (yes. .. even the games stay), this storybook Swiss-style retreat is dialed in for guest appeal & repeat bookings. Tucked beneath a canopy of mature hardwoods, you're right where you want to be--min to Black Oak Amphitheater for sold-out summer concerts, quick to Table Rock Lake access points & Baxter Marina for boat rentals, fuel & full lake days, plus easy access to Mark Twain National Forest for hiking, exploring & unplugging. This is the sweet spot guests search for: close to attractions, close to the water, yet peaceful & private. Inside, it's all about that 'weekend at the lake' vibe--vaulted wood-beamed ceilings, oversized windows flooding in natural light & an open living/kitchen space made for gathering. Thoughtfully curated & fully turn-key furnished, it's ready to host from day one--no setup, no guesswork. Outdoor living steals the show--private deck for morning coffee w/ birdsong & cool lake breezes, then evenings under the stars after a concert or long lake day. Smart layout for maximizing occupancy & flexibility: 3 bedrooms across 3 separate living zones--main level bed/1.5 bath, upper bunk space + bedroom for groups, & lower level retreat w/ second living, bedroom, 3/4 bath & laundry--ideal for multi-family stays or guest separation (non-conforming bedrooms). Kitchen is stocked & ready for easy hosting w/ full-size appliances, ample prep space & everything needed for post-lake dinners. Turn-key. Income-ready. Experience-driven location. Whether you're building your STR portfolio or securing a personal getaway that pays for itself, this chalet checks the boxes--lake days, concert nights & strong rental appeal all season long.

9. 2026-03-20
   price $225,000 1842-char remark

   Show marketing remark (1842 chars)

   spring/summer income play & personal escape all in one. From board games to boat days (yes. .. even the games stay), this storybook Swiss-style retreat is dialed in for guest appeal & repeat bookings. Tucked beneath a canopy of mature hardwoods, you're right where you want to be--min to Black Oak Amphitheater for sold-out summer concerts, quick to Table Rock Lake access points & Baxter Marina for boat rentals, fuel & full lake days, plus easy access to Mark Twain National Forest for hiking, exploring & unplugging. This is the sweet spot guests search for: close to attractions, close to the water, yet peaceful & private. Inside, it's all about that 'weekend at the lake' vibe--vaulted wood-beamed ceilings, oversized windows flooding in natural light & an open living/kitchen space made for gathering. Thoughtfully curated & fully turn-key furnished, it's ready to host from day one--no setup, no guesswork. Outdoor living steals the show--private deck for morning coffee w/ birdsong & cool lake breezes, then evenings under the stars after a concert or long lake day. Smart layout for maximizing occupancy & flexibility: 3 bedrooms across 3 separate living zones--main level bed/1.5 bath, upper bunk space + bedroom for groups, & lower level retreat w/ second living, bedroom, 3/4 bath & laundry--ideal for multi-family stays or guest separation (non-conforming bedrooms). Kitchen is stocked & ready for easy hosting w/ full-size appliances, ample prep space & everything needed for post-lake dinners. Turn-key. Income-ready. Experience-driven location. Whether you're building your STR portfolio or securing a personal getaway that pays for itself, this chalet checks the boxes--lake days, concert nights & strong rental appeal all season long.

10. 2026-02-24
    listed $240,000 Active 1842-char remark

    Show marketing remark (1842 chars)

    spring/summer income play & personal escape all in one. From board games to boat days (yes. .. even the games stay), this storybook Swiss-style retreat is dialed in for guest appeal & repeat bookings. Tucked beneath a canopy of mature hardwoods, you're right where you want to be--min to Black Oak Amphitheater for sold-out summer concerts, quick to Table Rock Lake access points & Baxter Marina for boat rentals, fuel & full lake days, plus easy access to Mark Twain National Forest for hiking, exploring & unplugging. This is the sweet spot guests search for: close to attractions, close to the water, yet peaceful & private. Inside, it's all about that 'weekend at the lake' vibe--vaulted wood-beamed ceilings, oversized windows flooding in natural light & an open living/kitchen space made for gathering. Thoughtfully curated & fully turn-key furnished, it's ready to host from day one--no setup, no guesswork. Outdoor living steals the show--private deck for morning coffee w/ birdsong & cool lake breezes, then evenings under the stars after a concert or long lake day. Smart layout for maximizing occupancy & flexibility: 3 bedrooms across 3 separate living zones--main level bed/1.5 bath, upper bunk space + bedroom for groups, & lower level retreat w/ second living, bedroom, 3/4 bath & laundry--ideal for multi-family stays or guest separation (non-conforming bedrooms). Kitchen is stocked & ready for easy hosting w/ full-size appliances, ample prep space & everything needed for post-lake dinners. Turn-key. Income-ready. Experience-driven location. Whether you're building your STR portfolio or securing a personal getaway that pays for itself, this chalet checks the boxes--lake days, concert nights & strong rental appeal all season long.

11. 2023-11-20
    soldstatus
12. 2023-11-17
    soldstatus Closed 963-char remark

    Show marketing remark (963 chars)

    Lake, sleep, repeat! Looking for an affordable lake home? What about the option of a boat ramp? So close to Baxter Marina as well!!! You can have it all at 1082 Black Oak Resort Lane. Want gorgeous neighbors too? Many of the units in this neighborhood are in the process of becoming beautiful just like this one. HGTV remodeled, this authentic Swiss Chalet features: three large bedrooms (or lower level can be second living), three baths (2 full), laundry room, spacious & open kitchen to living floor plan, guest loft with sitting area, two large outdoor entertaining areas/decks, and tons of parking. Seconds from the lake, you will love living the lake dream @ 1082 Black Oak Resort Lane!!! * * * Extremely limited wooded view of the lake. .. just a glistening through the trees in the winter only. 10x28 boat slip offered through 3rd party in a like new dock in neighboring subdivision only a short drive away for an additional 70k. Map in pictures.

13. 2023-10-18
    status Pending 963-char remark

    Show marketing remark (963 chars)

    Lake, sleep, repeat! Looking for an affordable lake home? What about the option of a boat ramp? So close to Baxter Marina as well!!! You can have it all at 1082 Black Oak Resort Lane. Want gorgeous neighbors too? Many of the units in this neighborhood are in the process of becoming beautiful just like this one. HGTV remodeled, this authentic Swiss Chalet features: three large bedrooms (or lower level can be second living), three baths (2 full), laundry room, spacious & open kitchen to living floor plan, guest loft with sitting area, two large outdoor entertaining areas/decks, and tons of parking. Seconds from the lake, you will love living the lake dream @ 1082 Black Oak Resort Lane!!! * * * Extremely limited wooded view of the lake. .. just a glistening through the trees in the winter only. 10x28 boat slip offered through 3rd party in a like new dock in neighboring subdivision only a short drive away for an additional 70k. Map in pictures.

14. 2023-09-23
    price $225,000 963-char remark

    Show marketing remark (963 chars)

    Lake, sleep, repeat! Looking for an affordable lake home? What about the option of a boat ramp? So close to Baxter Marina as well!!! You can have it all at 1082 Black Oak Resort Lane. Want gorgeous neighbors too? Many of the units in this neighborhood are in the process of becoming beautiful just like this one. HGTV remodeled, this authentic Swiss Chalet features: three large bedrooms (or lower level can be second living), three baths (2 full), laundry room, spacious & open kitchen to living floor plan, guest loft with sitting area, two large outdoor entertaining areas/decks, and tons of parking. Seconds from the lake, you will love living the lake dream @ 1082 Black Oak Resort Lane!!! * * * Extremely limited wooded view of the lake. .. just a glistening through the trees in the winter only. 10x28 boat slip offered through 3rd party in a like new dock in neighboring subdivision only a short drive away for an additional 70k. Map in pictures.

15. 2023-09-18
    price $274,900 963-char remark

    Show marketing remark (963 chars)

    Lake, sleep, repeat! Looking for an affordable lake home? What about the option of a boat ramp? So close to Baxter Marina as well!!! You can have it all at 1082 Black Oak Resort Lane. Want gorgeous neighbors too? Many of the units in this neighborhood are in the process of becoming beautiful just like this one. HGTV remodeled, this authentic Swiss Chalet features: three large bedrooms (or lower level can be second living), three baths (2 full), laundry room, spacious & open kitchen to living floor plan, guest loft with sitting area, two large outdoor entertaining areas/decks, and tons of parking. Seconds from the lake, you will love living the lake dream @ 1082 Black Oak Resort Lane!!! * * * Extremely limited wooded view of the lake. .. just a glistening through the trees in the winter only. 10x28 boat slip offered through 3rd party in a like new dock in neighboring subdivision only a short drive away for an additional 70k. Map in pictures.

16. 2023-08-25
    price $299,900 963-char remark

    Show marketing remark (963 chars)

    Lake, sleep, repeat! Looking for an affordable lake home? What about the option of a boat ramp? So close to Baxter Marina as well!!! You can have it all at 1082 Black Oak Resort Lane. Want gorgeous neighbors too? Many of the units in this neighborhood are in the process of becoming beautiful just like this one. HGTV remodeled, this authentic Swiss Chalet features: three large bedrooms (or lower level can be second living), three baths (2 full), laundry room, spacious & open kitchen to living floor plan, guest loft with sitting area, two large outdoor entertaining areas/decks, and tons of parking. Seconds from the lake, you will love living the lake dream @ 1082 Black Oak Resort Lane!!! * * * Extremely limited wooded view of the lake. .. just a glistening through the trees in the winter only. 10x28 boat slip offered through 3rd party in a like new dock in neighboring subdivision only a short drive away for an additional 70k. Map in pictures.

17. 2023-04-05
    listed $325,000 Active 963-char remark

    Show marketing remark (963 chars)

    Lake, sleep, repeat! Looking for an affordable lake home? What about the option of a boat ramp? So close to Baxter Marina as well!!! You can have it all at 1082 Black Oak Resort Lane. Want gorgeous neighbors too? Many of the units in this neighborhood are in the process of becoming beautiful just like this one. HGTV remodeled, this authentic Swiss Chalet features: three large bedrooms (or lower level can be second living), three baths (2 full), laundry room, spacious & open kitchen to living floor plan, guest loft with sitting area, two large outdoor entertaining areas/decks, and tons of parking. Seconds from the lake, you will love living the lake dream @ 1082 Black Oak Resort Lane!!! * * * Extremely limited wooded view of the lake. .. just a glistening through the trees in the winter only. 10x28 boat slip offered through 3rd party in a like new dock in neighboring subdivision only a short drive away for an additional 70k. Map in pictures.

18. 2022-05-26
    listed $240,000 Active
19. 2022-01-05
    listed $240,000
20. 2017-08-15
    soldstatus
21. 2008-01-24
    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: $498 · $41/mo
• Projected year-2 tax: $1,842 · $154/mo
• Expected delta: +$1,345/yr (+$112/mo · 270.2%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $15,196
• − Mortgage interest: −$10,637
• − Property taxes: −$498
• − Insurance: −$950
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − HOA: −$204
• − Depreciation: −$5,524
• Taxable loss: −$5,048
• Est. tax savings @ 24.0%: +$1,212
• After-tax cash flow: $-385/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: 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

Livability — Coney Island

• Score: 59/100
• State rank: #553
• US rank: #20257

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,869

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 (92%)
• Race & ethnicity: White 92% Asian 4% Two or more races 2% Hispanic / Latino 1% Black 1%
• Common ancestry: Lithuanian 5% Portuguese 5% Serbian 2%
• Foreign-born: 1% · China
• Languages at home: 99% English-only · Chinese 1%

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: ▼ -42.28%
• Current HPI: 217.0435
• 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

-16.7% since first listed

14 events — show timeline

• 2026-04-15 Price Changed $199,900 SOMO
• 2026-03-20 Price Changed $225,000 SOMO
• 2026-02-24 Listed $240,000 SOMO
• 2023-11-20 Sold (Public Records) — Public Records
• 2023-11-17 Sold (MLS) — SOMO
• 2023-10-18 Pending — SOMO
• 2023-09-23 Price Changed $225,000 SOMO
• 2023-09-18 Price Changed $274,900 SOMO
• 2023-08-25 Price Changed $299,900 SOMO
• 2023-04-05 Listed $325,000 SOMO
• 2022-05-26 Listed $240,000 SOMO
• 2022-01-05 Listed $240,000 SOMO
• 2017-08-15 Sold (Public Records) — Public Records
• 2008-01-24 Sold (Public Records) — Public Records

Property tax history

-1.8%/yr

Latest (2025): $498 · +1.1% YoY. Source: county tax records.