26560 Farm Road 1216 · Golden, MO 65658

$99,500

2 bd · 1.0 ba · 840 sqft · Manufactured · 291 Days on market

Built 1977 Fair condition $118/sqft · 63% below area

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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).

• Cash flow +12.6/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Schools +3.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Welcome to 26560 Farm Road 1216 in Golden, MO- a charming retreat tucked away in the hills of Table Rock Lake. Whether you're looking for a full-time residence, a family getaway, or a vacation rental opportunity, this property offers the perfect blend of comfort, convenience, and natural beauty. This modular home is designed for lake life with its short walking distance to the lake and nearby boat launch areas. Step outside to enjoy your morning coffee on one of two spacious decks! Even better, you're just a short drive to Branson's dining, shopping, and entertainment. Come by and take a look at your home away from home! Move-in ready!

Key facts

• Two spacious decks
• Built 1977
• Listed 291 days

Tags

• NEARBY BOAT LAUNCH AREAS
• TWO SPACIOUS DECKS
• SHORT DRIVE TO SHOPPING
• SHORT DRIVE TO ENTERTAINMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-14 ($-163/yr) — negative.
• To cash-flow at today's rent, offer at most $98k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (14.2% below list).
• Recommended offer: $85k (14.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#744 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: housing C-, health & safety C-, schools D+.
• Cassville R-IV (town): math 33% / reading 47% proficiency, ranked #157 of 324 in MO (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 57 active listings in the ZIP; 57 units permitted in Barry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($688 loan paydown + $3k appreciation (2.7% local appreciation)).
• Barry County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 10, 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 291 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $85,323 (14.2% 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 291 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.86% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.58%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (median comp): $269,169
• List price: $99,500
• Delta: -63.03%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

2.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.34×
• Total profit: $9,474
• Equity at exit: $42,973

10-year hold

• IRR: 9.1%
• Equity multiple: 2.33×
• Total profit: $37,062
• Equity at exit: $64,884

Cash invested: $27,860 (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 65658

• Home prices YoY: 1.0%
• Active inventory: 57
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $853 medium
• Mortgage (P&I): −$522
• Tax est. 1.5%: −$124 /mo · $1,492/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $-14

Break-even live

Break-even rent $870

Max offer price $97,536

Occupancy floor 97%

Sensitivity live

Price	-10% $55	-5% $21	+0% $-14	+5% $-48	+10% $-82
Rent	-10% $-81	-5% $-47	+0% $-14	+5% $20	+10% $54
Rate	-1.0pp $37	-0.5pp $12	base $-14	+0.5pp $-39	+1.0pp $-66

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $99,500 Active 291 DOM
2. 2026-06-18
   days on market $99,500 Active 289 DOM
3. 2026-06-17
   days on market $99,500 Active 288 DOM
4. 2026-06-16
   days on market $99,500 Active 287 DOM
5. 2026-06-15
   days on market $99,500 Active 286 DOM
6. 2026-06-13
   days on market $99,500 Active 284 DOM
7. 2026-06-12
   days on market $99,500 Active 283 DOM
8. 2026-06-09
   days on market $99,500 Active 280 DOM
9. 2026-06-08
   days on market $99,500 Active 279 DOM
10. 2026-06-07
    days on market $99,500 Active 278 DOM
11. 2026-06-07
    days on market $99,500 Active 277 DOM
12. 2026-06-04
    days on market $99,500 Active 274 DOM
13. 2026-06-02
    days on market $99,500 Active 273 DOM
14. 2026-06-01
    days on market $99,500 Active 272 DOM
15. 2026-05-31
    days on market $99,500 Active 271 DOM
16. 2025-10-28
    price $99,500 644-char remark

    Show marketing remark (644 chars)

    Welcome to 26560 Farm Road 1216 in Golden, MO- a charming retreat tucked away in the hills of Table Rock Lake. Whether you're looking for a full-time residence, a family getaway, or a vacation rental opportunity, this property offers the perfect blend of comfort, convenience, and natural beauty. This modular home is designed for lake life with its short walking distance to the lake and nearby boat launch areas. Step outside to enjoy your morning coffee on one of two spacious decks! Even better, you're just a short drive to Branson's dining, shopping, and entertainment. Come by and take a look at your home away from home! Move-in ready!

17. 2025-09-02
    listed $105,900 Active 644-char remark

    Show marketing remark (644 chars)

    Welcome to 26560 Farm Road 1216 in Golden, MO- a charming retreat tucked away in the hills of Table Rock Lake. Whether you're looking for a full-time residence, a family getaway, or a vacation rental opportunity, this property offers the perfect blend of comfort, convenience, and natural beauty. This modular home is designed for lake life with its short walking distance to the lake and nearby boat launch areas. Step outside to enjoy your morning coffee on one of two spacious decks! Even better, you're just a short drive to Branson's dining, shopping, and entertainment. Come by and take a look at your home away from home! Move-in ready!

18. 2020-03-27
    soldstatus 284-char remark

    Show marketing remark (284 chars)

    Economical Lake Getaway. Walking distance from the lake. This 2 BR, 1 BA with a mountain view features a new furnace, roof, water heater, electrical, flooring and metal skirting. Covered front deck to enjoy the sunset. Sits on a new gravel pad. Spacious storage shed. Community Water.

19. 2020-01-07
    listed $29,900 284-char remark

    Show marketing remark (284 chars)

    Economical Lake Getaway. Walking distance from the lake. This 2 BR, 1 BA with a mountain view features a new furnace, roof, water heater, electrical, flooring and metal skirting. Covered front deck to enjoy the sunset. Sits on a new gravel pad. Spacious storage shed. Community Water.

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $10,239
• − Mortgage interest: −$5,574
• − Property taxes: −$1,492
• − Insurance: −$498
• − Repairs & maintenance: −$819
• − Management: −$819
• − Depreciation: −$2,895
• Taxable loss: −$1,858
• Est. tax savings @ 24.0%: +$446
• After-tax cash flow: $283/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

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance to improve its condition and value. Repainting, replacing worn flooring, and repairing the exterior siding are recommended.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major flooring — Worn wood flooring
• Major interior walls — Worn wood paneling

Value-add opportunities

• Both paint interior walls — Enhances appearance and value
• Both replace flooring — Improves comfort and value
• Both repair exterior siding — Enhances curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
flooring · Worn wood flooring	Major	$15,000–50,000
interior walls · Worn wood paneling	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint interior walls — Enhances appearance and value ↑
• Both replace flooring — Improves comfort and value ↑
• Both repair exterior siding — Enhances curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Cassville R-IV
• NCES district ID: 2908170
• Math proficiency: 33% ▬ 0.00%
• Reading proficiency: 47% ▲ 1.00%
• Median HH income: $38,738
• Composite: 33.36/100
• National rank: #5484
• State rank: #157 of 324 in MO

Livability — Golden

• Score: 55/100
• State rank: #744
• US rank: #23359

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Golden, MO
• Population (ZIP): 1,204

Population outlook (Barry County) Hauer SSP2

• Today (2025): 35,207 people
• By 2030: 34,460 · -2.1%
• By 2040: 32,643 · -7.3%
• By 2050: 30,688 · -12.8%
• By 2075: 26,898 · -23.6%
• By 2100: 22,000 · -37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 16%
• Common ancestry: Lithuanian 2% Italian 1% Romanian 1%
• Foreign-born: 0%

Political lean MEDSL · Barry

• 2024 margin: Solid R (+63.5) · D 17.8% · R 81.3%
• 2008→2024 swing: -28.5pp toward R · 2008: -35.0pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.8 2016: R+59.7 2012: R+44.7 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.68%
• Current HPI: 277.058
• 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

+232.8% since first listed

4 events — show timeline

• 2025-10-28 Price Changed $99,500 OGAR
• 2025-09-02 Listed $105,900 OGAR
• 2020-03-27 Sold (MLS) — SOMO
• 2020-01-07 Listed $29,900 SOMO