855 Camelot · Kissee Mills, MO 65627

$70,000

3 bd · 2.5 ba · 1,444 sqft · Other · 14 Days on market

Built 1972 1.41 ac lot ↓ 20% since listing

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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
• Appreciation +5.0/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Talk about a peaceful place away from everything. This home sits right on Bull Shoals lake and is only a few minutes walk to the water. With almost 1.5 acres there is room to roam and enjoy the outdoors. The home features 3 bedrooms and 2.5 baths and has a huge basement that is ready for you to finish it out however you want. Maybe add more rooms or just have a huge rec area. The options are endless. Call today for your private showing!

Key facts

• 1.41 acre lot
• Built 1972
• Listed 14 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).

Location & tenants

• Location reads 64/100 on livability (#310 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: health & safety C-, employment D, amenities F.
• Forsyth R-III (town): math 44% / reading 51% proficiency, ranked #78 of 324 in MO (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Forsyth Elem. (math 37% / reading 47%, grade F, #481 of 1,115 statewide, top 46%, 462 students, 63% FRL); Forsyth Middle (math 47% / reading 54%, grade C, #64 of 391 statewide, top 17%, 343 students, 66% FRL); Forsyth High (math 47% / reading 52%, grade D, #124 of 521 statewide, top 28%, 404 students, 54% FRL) — zoned schools at 61% FRL track the district average.
• Market conditions: 21 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 $451 of equity ($484 loan paydown + $-33 appreciation (-0.1% local appreciation)).
• Taney County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.1% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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.

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 $70,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
7. 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.
8. 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.
9. 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: 1.72% ✓
• Cap rate: 14.90%
• Cash-on-cash: 30.73%
• DSCR: 2.37
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.2%
• Equity multiple: 2.52×
• Total profit: $29,759
• Equity at exit: $20,162

10-year hold

• IRR: 34.8%
• Equity multiple: 4.88×
• Total profit: $76,071
• Equity at exit: $24,105

Cash invested: $19,600 (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 65627

• Home prices YoY: -0.0%
• Active inventory: 21
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,205 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$54 /mo · $649/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $502

Break-even live

Break-even rent $570

Max offer price $70,000

Occupancy floor 53%

Sensitivity live

Price	-10% $541	-5% $522	+0% $502	+5% $482	+10% $462
Rent	-10% $407	-5% $454	+0% $502	+5% $549	+10% $597
Rate	-1.0pp $537	-0.5pp $520	base $502	+0.5pp $484	+1.0pp $465

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-01-13
   status Pending
2. 2025-12-30
   listed $70,000 Active
3. 2017-07-17
   soldstatus
4. 2017-07-14
   soldstatus 440-char remark

   Show marketing remark (440 chars)

   Talk about a peaceful place away from everything. This home sits right on Bull Shoals lake and is only a few minutes walk to the water. With almost 1.5 acres there is room to roam and enjoy the outdoors. The home features 3 bedrooms and 2.5 baths and has a huge basement that is ready for you to finish it out however you want. Maybe add more rooms or just have a huge rec area. The options are endless. Call today for your private showing!

5. 2017-01-25
   listed $88,000 440-char remark

   Show marketing remark (440 chars)

   Talk about a peaceful place away from everything. This home sits right on Bull Shoals lake and is only a few minutes walk to the water. With almost 1.5 acres there is room to roam and enjoy the outdoors. The home features 3 bedrooms and 2.5 baths and has a huge basement that is ready for you to finish it out however you want. Maybe add more rooms or just have a huge rec area. The options are endless. Call today for your private showing!

6. 2014-04-15
   soldstatus
7. 2012-09-04
   soldstatus
8. 1996-08-22
   soldstatus
9. 1989-08-03
   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: $649 · $54/mo
• Projected year-2 tax: $679 · $57/mo
• Expected delta: +$30/yr (+$3/mo · 4.6%)

ⓘ 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 ≥106°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: $14,464
• − Mortgage interest: −$3,921
• − Property taxes: −$649
• − Insurance: −$350
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$2,036
• Taxable income: $5,193
• Est. tax owed @ 24.0%: −$1,246
• After-tax cash flow: $4,776/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: Forsyth R-III
• NCES district ID: 2912240
• Math proficiency: 44% ▬ 0.00%
• Reading proficiency: 51% ▼ -3.00%
• Median HH income: $35,521
• Composite: 39.31/100
• National rank: #3991
• State rank: #78 of 324 in MO

Livability — Kissee Mills

• Score: 64/100
• State rank: #310
• US rank: #14191

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 950

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Slovak 3% Italian 2% Serbian 1%
• Languages at home: 95% English-only · French/Haitian/Cajun 5%

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: ▬ -0.05%
• Current HPI: 236.8076
• 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

-20.5% since first listed

9 events — show timeline

• 2026-01-13 Pending — SOMO
• 2025-12-30 Listed $70,000 SOMO
• 2017-07-17 Sold (Public Records) — Public Records
• 2017-07-14 Sold (MLS) — SOMO
• 2017-01-25 Listed $88,000 SOMO
• 2014-04-15 Sold (Public Records) — Public Records
• 2012-09-04 Sold (Public Records) — Public Records
• 1996-08-22 Sold (Public Records) — Public Records
• 1989-08-03 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $649 · -6.7% YoY. Source: county tax records.