1649 Talking Rocks Rd · Indian Point, MO 65737

$225,000

2 bd · 2.0 ba · 1,596 sqft · Other · 10 Days on market

Built 1993 0.40 ac lot ↓ 20% since listing

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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).

• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Appreciation +3.9/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +0.9/10.0

Listing remarks

JUST BRING YOUR TOOTHBRUSH as everything stays in this 2 Bedroom/2 Bath stucco Lakehome fully furnished located only 3 minutes down Talking Rocks Rd off Bus 13 in Branson West. The Lakehome is only a 5 minutes to the available Slip w/ Pontoon/Lift. Boat Launch also at the Stump Hollow Dock. Partially chain linked fence, serenity garden, 2 additional parking pads, 10 X 39 back concrete patio, oversized 1 car garage w/ workshop, fully furnished so ready to move in and enjoy the lake life. Available 10 X 28 Slip w/ Pontoon Boat & 4pt Lift in dock w/ swim deck/fish cleaning station/water faucets/electric. Request a private showing today. Great LAKE opportunity!!

Key facts

• Boat launch
• Swim deck
• Serenity garden

Tags

• SERENITY GARDEN
• BACK CONCRETE PATIO
• BOAT LAUNCH
• SWIM DECK
• FISH CLEANING STATION

Property features AI

Finance

• Other: TV antenna

Exterior

• Parking: Has garage (1 car); Additional parking; Driveway; Garage faces front; Workshop area in garage; Private parking
• Security: Smoke detector(s)
• Utilities: Propane for fuel; Septic tank sewer
• Home design: Single-family residential property; Located in the Starlite Hills subdivision; Directions: Branson West: South on Bus 13. Left on Talking Rocks Road to SIY on Right
• Construction: Stucco exterior; Metal roof; Full finished below-grade area; Home warranty included
• Exterior features: Boat slip; Rain gutters; Patio (covered); Deck; Storm doors; Partial chain-link fencing

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: Bedroom locations not specified
• Flooring: Carpet; Tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump (heating and cooling); Electric heating; Propane heating; Fireplace(s) (gas/propane) located in living room and basement; Ceiling fan(s)
• Interior features: High speed internet available; High ceilings; Insulated and double-pane windows with blinds and window coverings; Finished walk-out basement (full)
• Laundry & utility: Washer and dryer included; Main level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $225k.

Deal economics

• At list price, monthly cash flow is $-281 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (22.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (40.7% below list).
• Recommended offer: $133k (40.7% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 1.2% in Indian Point — 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 62/100 on livability (#369 in MO) — a middle-class / working-renter tenant base. Strengths: crime A, housing A-; Watch: health & safety C-, cost of living D+, amenities F.
• Reeds Spring R-IV (rural): math 34% / reading 42% proficiency, ranked #182 of 324 in MO (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Reeds Spring Elem. (math 33% / reading 33%, grade F, #744 of 1,115 statewide, top 67%, 358 students, 62% FRL); Reeds Spring Middle (math 31% / reading 46%, grade F, #202 of 391 statewide, top 54%, 286 students, 56% FRL); Reeds Spring High (math 32% / reading 47%, grade F, #247 of 521 statewide, top 55%, 602 students, 47% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: 341 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 (-2.2%/yr); year-one equity from $2k of loan paydown is wiped out by about $5k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $133,453 (40.7% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.59% ✗
• Cap rate: 4.80%
• Cash-on-cash: -5.35%
• DSCR: 0.76
• GRM: 14.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.26×
• Total profit: $-46,594
• Equity at exit: $41,917

10-year hold

• IRR: -13.0%
• Equity multiple: 0.09×
• Total profit: $-57,118
• Equity at exit: $34,139

Cash invested: $63,000 (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 65737

• Home prices YoY: -0.9%
• Active inventory: 341
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $1,335 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$61 /mo · $737/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $-281

Break-even live

Break-even rent $1,690

Max offer price $175,391

Occupancy floor —

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-11
   status Pending 672-char remark
2. 2026-05-01
   listed $225,000 Active 672-char remark
3. 2025-12-02
   status Active
4. 2025-12-02
   price $239,700
5. 2025-07-09
   price $249,700
6. 2025-05-23
   listed $282,400 Active
7. 2012-07-17
   soldstatus
8. 1992-09-01
   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: $737 · $61/mo
• Projected year-2 tax: $2,182 · $182/mo
• Expected delta: +$1,445/yr (+$120/mo · 196.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 18 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: $16,014
• − Mortgage interest: −$12,603
• − Property taxes: −$737
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$6,545
• Taxable loss: −$7,559
• Est. tax savings @ 24.0%: +$1,814
• After-tax cash flow: $-1,556/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: Reeds Spring R-IV
• NCES district ID: 2926160
• Math proficiency: 34% ▼ -3.00%
• Reading proficiency: 42% ▼ -1.00%
• Median HH income: $42,158
• Composite: 32.06/100
• National rank: #5819
• State rank: #182 of 324 in MO

Livability — Indian Point

• Score: 62/100
• State rank: #369
• US rank: #16282

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,279

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 5% Slovak 4% Iranian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -2.17%
• Current HPI: 239.032
• 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

-20.3% since first listed

9 events — show timeline

• 2026-06-12 Sold (MLS) — SOMO
• 2026-05-11 Pending — SOMO
• 2026-05-01 Listed $225,000 SOMO
• 2025-12-02 Relisted — SOMO
• 2025-12-02 Price Changed $239,700 SOMO
• 2025-07-09 Price Changed $249,700 SOMO
• 2025-05-23 Listed $282,400 SOMO
• 2012-07-17 Sold (Public Records) — Public Records
• 1992-09-01 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $737 · -0.0% YoY. Source: county tax records.