29703 Bobcat Dr · White Branch, MO 65355

$157,000

2 bd · 1.0 ba · 416 sqft · Other public records · 97 Days on market

Built 1968 0.34 ac lot $377/sqft · 13% above area Est $209k · 25% under $4/mo HOA

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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
• Appreciation +7.7/10.0
• Cash flow +6.1/30.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.4/10.0

Listing remarks MLS

Enjoy the ease of lake living in this updated home with a swim dock, offering convenient access to the water for boating, fishing, and outdoor recreation. Renovated in 2017, this property features two bedrooms and an open-concept layout connecting the living, dining, and kitchen areas, creating a comfortable space for everyday living and entertaining. The kitchen includes appliances, and a stacked washer and dryer are located in the bathroom for added convenience. A deep soaking tub with a shower wand provides a relaxing place to unwind. Situated near the 80 mile marker of the Lake of the Ozarks, this property offers access to a variety of recreational opportunities. Set on two lots, there is additional space for future improvements such as expanding the home or adding a garage. The property is being offered furnished, providing a move-in-ready opportunity.

Key facts

• Two lots
• Move-in-ready
• Access to water

Tags

• OPEN-CONCEPT LAYOUT
• DEEP SOAKING TUB
• ACCESS TO WATER
• RECREATIONAL OPPORTUNITIES
• TWO LOTS
• MOVE-IN-READY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $157k.

Deal economics

• At list price, monthly cash flow is $-295 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (27.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (36.0% below list).
• Recommended offer: $100k (36.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Warsaw R-IX (rural): math 30% / reading 42% proficiency, ranked #222 of 324 in MO (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: John Boise Middle School (math 37% / reading 40%, grade F, #202 of 391 statewide, top 54%, 278 students, 99% FRL); Warsaw High School (math 27% / reading 52%, grade F, #247 of 521 statewide, top 55%, 403 students, 99% FRL) — zoned schools average 99% FRL vs 61% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 275 active listings in the ZIP; 9 units permitted in Benton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (5.5% local appreciation)).
• Benton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 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 $100,472 (36.0% 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 97 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — 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. 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?
8. 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.
9. 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.
10. 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: 0.64% ✗
• Cap rate: 4.04%
• Cash-on-cash: -8.06%
• DSCR: 0.64
• GRM: 13.0

CMA / ARV

• ARV (median comp): $209,302
• List price: $157,000
• Delta: -24.99%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

5.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.49×
• Total profit: $21,465
• Equity at exit: $93,296

10-year hold

• IRR: 9.3%
• Equity multiple: 2.81×
• Total profit: $79,412
• Equity at exit: $164,712

Cash invested: $43,960 (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 65355

• Home prices YoY: 2.4%
• Active inventory: 275
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $1,005 medium
• Mortgage (P&I): −$823
• Tax est. 1.5%: −$196 /mo · $2,355/yr
• Insurance: −$65
• HOA: −$4
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $-295

Break-even live

Break-even rent $1,378

Max offer price $114,275

Occupancy floor —

Sensitivity live

Price	-10% $-187	-5% $-241	+0% $-295	+5% $-350	+10% $-404
Rent	-10% $-375	-5% $-335	+0% $-295	+5% $-256	+10% $-216
Rate	-1.0pp $-216	-0.5pp $-255	base $-295	+0.5pp $-336	+1.0pp $-377

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $4 · $48/yr
• Likely covers: water

Listing history 21 events

1. 2026-06-21
   days on market $157,000 Active 97 DOM
2. 2026-06-21
   days on market $157,000 Active 96 DOM
3. 2026-06-18
   days on market $157,000 Active 94 DOM
4. 2026-06-17
   days on market $157,000 Active 93 DOM
5. 2026-06-16
   days on market $157,000 Active 92 DOM
6. 2026-06-15
   days on market $157,000 Active 91 DOM
7. 2026-06-13
   days on market $157,000 Active 89 DOM
8. 2026-06-12
   days on market $157,000 Active 88 DOM
9. 2026-06-09
   days on market $157,000 Active 85 DOM
10. 2026-06-08
    days on market $157,000 Active 84 DOM
11. 2026-06-07
    days on market $157,000 Active 83 DOM
12. 2026-06-07
    days on market $157,000 Active 82 DOM
13. 2026-06-04
    days on market $157,000 Active 79 DOM
14. 2026-06-02
    days on market $157,000 Active 78 DOM
15. 2026-06-01
    days on market $157,000 Active 77 DOM
16. 2026-05-31
    days on market $157,000 Active 76 DOM
17. 2026-05-31
    days on market $157,000 Active 75 DOM
18. 2026-03-16
    listed $157,000 Active 869-char remark

    Show marketing remark (869 chars)

    Enjoy the ease of lake living in this updated home with a swim dock, offering convenient access to the water for boating, fishing, and outdoor recreation. Renovated in 2017, this property features two bedrooms and an open-concept layout connecting the living, dining, and kitchen areas, creating a comfortable space for everyday living and entertaining. The kitchen includes appliances, and a stacked washer and dryer are located in the bathroom for added convenience. A deep soaking tub with a shower wand provides a relaxing place to unwind. Situated near the 80 mile marker of the Lake of the Ozarks, this property offers access to a variety of recreational opportunities. Set on two lots, there is additional space for future improvements such as expanding the home or adding a garage. The property is being offered furnished, providing a move-in-ready opportunity.

19. 2026-03-15
    listed $157,000 Active 869-char remark

    Show marketing remark (869 chars)

    Enjoy the ease of lake living in this updated home with a swim dock, offering convenient access to the water for boating, fishing, and outdoor recreation. Renovated in 2017, this property features two bedrooms and an open-concept layout connecting the living, dining, and kitchen areas, creating a comfortable space for everyday living and entertaining. The kitchen includes appliances, and a stacked washer and dryer are located in the bathroom for added convenience. A deep soaking tub with a shower wand provides a relaxing place to unwind. Situated near the 80 mile marker of the Lake of the Ozarks, this property offers access to a variety of recreational opportunities. Set on two lots, there is additional space for future improvements such as expanding the home or adding a garage. The property is being offered furnished, providing a move-in-ready opportunity.

20. 2026-03-15
    listed $157,000 Active

    Show marketing remark (869 chars)

    Enjoy the ease of lake living in this updated home with a swim dock, offering convenient access to the water for boating, fishing, and outdoor recreation. Renovated in 2017, this property features two bedrooms and an open-concept layout connecting the living, dining, and kitchen areas, creating a comfortable space for everyday living and entertaining. The kitchen includes appliances, and a stacked washer and dryer are located in the bathroom for added convenience. A deep soaking tub with a shower wand provides a relaxing place to unwind. Situated near the 80 mile marker of the Lake of the Ozarks, this property offers access to a variety of recreational opportunities. Set on two lots, there is additional space for future improvements such as expanding the home or adding a garage. The property is being offered furnished, providing a move-in-ready opportunity.

21. 2005-03-21
    soldstatus

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,057
• − Mortgage interest: −$8,794
• − Property taxes: −$2,355
• − Insurance: −$785
• − Repairs & maintenance: −$965
• − Management: −$965
• − HOA: −$48
• − Depreciation: −$4,567
• Taxable loss: −$6,422
• Est. tax savings @ 24.0%: +$1,541
• After-tax cash flow: $-2,002/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: Warsaw R-IX
• NCES district ID: 2931070
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 42% ▲ 4.00%
• Median HH income: $33,160
• Composite: 29.53/100
• National rank: #6495
• State rank: #222 of 324 in MO

Livability — White Branch

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 11,029

Population outlook (Benton County) Hauer SSP2

• Today (2025): 17,355 people
• By 2030: 16,513 · -4.9%
• By 2040: 14,898 · -14.2%
• By 2050: 13,662 · -21.3%
• By 2075: 11,308 · -34.8%
• By 2100: 8,755 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 2% Native American 1%
• Common ancestry: Slovak 3% Italian 2% Iranian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Benton

• 2024 margin: Solid R (+59.1) · D 20.1% · R 79.2%
• 2008→2024 swing: -36.8pp toward R · 2008: -22.3pp · 2024: -59.1pp
• All cycles: 2024: R+59.1 2020: R+56.6 2016: R+54.1 2012: R+34.3 2008: R+22.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.45%
• Current HPI: 232.6924
• 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

+0.0% since first listed

4 events — show timeline

• 2026-03-16 Listed $157,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-15 Listed $157,000 WCAR
• 2026-03-15 Listed $157,000 LOBR
• 2005-03-21 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $239 · +8.9% YoY. Source: county tax records.