110 Kimberling Shores Ln #4 · Kimberling City, MO 65686

$144,900

2 bd · 2.0 ba · 1,104 sqft · Condo · 193 Days on market

Built 2008 Good condition $131/sqft · 31% below area Est $211k · 31% under $387/mo HOA · 25% of rent

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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 +7.6/30.0
• 1% rule +5.6/10.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this serene retreat on Table Rock Lake in Kimberling City! This charming two-bedroom, two-bathroom condo offers comfortable living with modern amenities. This Condo features 2 cozy bedrooms and 2 bathrooms, a spacious living room, and a fully equipped kitchen with a refrigerator, dishwasher, microwave, stove and oven. A laundry closet has washer and dryer hookups. private patio. Residents also have access to a swimming pool and a clubhouse, perfect for both relaxation and recreation. Embrace lakeside living at its finest! Located right on Table Rock Lake, 20 minutes away from Silver Dollar City, 25 minutes away from White Water, water park 30 minutes away from Dolly Parton's Stampede, 35 minutes away from the Branson Landing.

Key facts

• Clubhouse
• Swimming pool
• Private patio

Tags

• PRIVATE PATIO
• SWIMMING POOL
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $145k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-177 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (17.6% below list).
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $119k (17.6% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 1.7% in Kimberling City — 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 69/100 on livability (#162 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment 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.
• Zoned schools: Blue Eye Elem. (math 37% / reading 47%, grade F, #481 of 1,115 statewide, top 46%, 198 students, 48% FRL); Blue Eye Middle (math 42% / reading 42%, grade D-, #149 of 391 statewide, top 41%, 170 students, 51% FRL); Blue Eye High (math 54% / reading 64%, grade C+, #35 of 521 statewide, top 8%, 178 students, 42% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: 291 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $4k 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 193 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,347 (17.6% 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 193 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 4.83%
• Cash-on-cash: -5.22%
• DSCR: 0.77
• GRM: 7.9

CMA / ARV

• ARV (median comp): $210,766
• List price: $144,900
• Delta: -31.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -24.9%
• Equity multiple: 0.15×
• Total profit: $-34,466
• Equity at exit: $21,605

10-year hold

• IRR: -20.1%
• Equity multiple: -0.07×
• Total profit: $-43,435
• Equity at exit: $12,528

Cash invested: $40,572 (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 65686

• Home prices YoY: -31.2%
• Active inventory: 291
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,534 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,174/yr
• Insurance: −$60
• HOA: −$387
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $-177

Break-even live

Break-even rent $1,757

Max offer price $119,347

Occupancy floor —

Sensitivity live

Price	-10% $-76	-5% $-127	+0% $-177	+5% $-227	+10% $-277
Rent	-10% $-298	-5% $-237	+0% $-177	+5% $-116	+10% $-55
Rate	-1.0pp $-104	-0.5pp $-140	base $-177	+0.5pp $-214	+1.0pp $-252

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
275 Ozark Mountain Resort Dr Unit 51 Kimberling City, MO	2.0	2.0	790	$1,450	$1.84	45d	1	0.41mi
225 Ozark Mountain Resort Dr #44 Kimberling City, MO	2.0	2.0	750	$1,100	$1.47	45d	1	0.42mi
395 Ozark Mountain Resort Dr #60 Kimberling City, MO	2.0	2.0	726	$1,400	$1.93	45d	1	0.50mi
11 Kimberling Blvd Unit A Kimberling City, MO	2.0	2.0	1140	$1,750	$1.54	45d	1	1.21mi
3 Kimberling Blvd Unit A Kimberling City, MO	2.0	2.0	1140	$1,750	$1.54	45d	1	1.44mi
2 C St Unit B Kimberling City, MO	2.0	2.0	1140	$1,750	$1.54	45d	1	1.47mi
4 C St Unit B Kimberling City, MO	2.0	2.0	1140	$1,750	$1.54	45d	1	1.47mi
6 C St Unit A Kimberling City, MO	2.0	2.0	1140	$1,750	$1.54	45d	1	1.47mi
8 C St Unit B Kimberling City, MO	2.0	2.0	1140	$1,750	$1.54	45d	1	1.47mi
10 C St Unit A Kimberling City, MO	2.0	2.0	1140	$1,750	$1.54	45d	1	1.47mi

HOA detail condo

• Monthly dues: $387 · $4,644/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-22
   days on market $144,900 Active 193 DOM
2. 2026-06-19
   days on market $144,900 Active 190 DOM
3. 2026-06-18
   days on market $144,900 Active 189 DOM
4. 2026-06-17
   days on market $144,900 Active 188 DOM
5. 2026-06-16
   days on market $144,900 Active 187 DOM
6. 2026-06-15
   days on market $144,900 Active 186 DOM
7. 2026-06-14
   days on market $144,900 Active 184 DOM
8. 2026-06-12
   days on market $144,900 Active 183 DOM
9. 2026-06-09
   days on market $144,900 Active 180 DOM
10. 2026-06-08
    days on market $144,900 Active 179 DOM
11. 2026-06-07
    days on market $144,900 Active 178 DOM
12. 2026-06-05
    days on market $144,900 Active 175 DOM
13. 2026-06-03
    days on market $144,900 Active 174 DOM
14. 2026-06-02
    days on market $144,900 Active 173 DOM
15. 2026-06-01
    days on market $144,900 Active 172 DOM
16. 2026-05-31
    days on market $144,900 Active 171 DOM
17. 2026-05-30
    days on market $144,900 Active 170 DOM
18. 2026-05-12
    price $144,900 746-char remark

    Show marketing remark (746 chars)

    Welcome to this serene retreat on Table Rock Lake in Kimberling City! This charming two-bedroom, two-bathroom condo offers comfortable living with modern amenities. This Condo features 2 cozy bedrooms and 2 bathrooms, a spacious living room, and a fully equipped kitchen with a refrigerator, dishwasher, microwave, stove and oven. A laundry closet has washer and dryer hookups. private patio. Residents also have access to a swimming pool and a clubhouse, perfect for both relaxation and recreation. Embrace lakeside living at its finest! Located right on Table Rock Lake, 20 minutes away from Silver Dollar City, 25 minutes away from White Water, water park 30 minutes away from Dolly Parton's Stampede, 35 minutes away from the Branson Landing.

19. 2026-03-17
    price $150,000 746-char remark

    Show marketing remark (746 chars)

    Welcome to this serene retreat on Table Rock Lake in Kimberling City! This charming two-bedroom, two-bathroom condo offers comfortable living with modern amenities. This Condo features 2 cozy bedrooms and 2 bathrooms, a spacious living room, and a fully equipped kitchen with a refrigerator, dishwasher, microwave, stove and oven. A laundry closet has washer and dryer hookups. private patio. Residents also have access to a swimming pool and a clubhouse, perfect for both relaxation and recreation. Embrace lakeside living at its finest! Located right on Table Rock Lake, 20 minutes away from Silver Dollar City, 25 minutes away from White Water, water park 30 minutes away from Dolly Parton's Stampede, 35 minutes away from the Branson Landing.

20. 2025-12-10
    listed $155,000 Active 746-char remark

    Show marketing remark (746 chars)

    Welcome to this serene retreat on Table Rock Lake in Kimberling City! This charming two-bedroom, two-bathroom condo offers comfortable living with modern amenities. This Condo features 2 cozy bedrooms and 2 bathrooms, a spacious living room, and a fully equipped kitchen with a refrigerator, dishwasher, microwave, stove and oven. A laundry closet has washer and dryer hookups. private patio. Residents also have access to a swimming pool and a clubhouse, perfect for both relaxation and recreation. Embrace lakeside living at its finest! Located right on Table Rock Lake, 20 minutes away from Silver Dollar City, 25 minutes away from White Water, water park 30 minutes away from Dolly Parton's Stampede, 35 minutes away from the Branson Landing.

21. 2025-01-25
    historical $1,150
22. 2024-11-21
    listed $1,150

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 21 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: $18,407
• − Mortgage interest: −$8,117
• − Property taxes: −$2,174
• − Insurance: −$724
• − Repairs & maintenance: −$1,473
• − Management: −$1,473
• − HOA: −$4,644
• − Depreciation: −$4,215
• Taxable loss: −$4,412
• Est. tax savings @ 24.0%: +$1,059
• After-tax cash flow: $-1,060/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 · 6 photos

Good 80/100 Cosmetic rehab

This multi-family unit is in good condition with modern amenities and a serene lakeside location. Minor exterior updates and landscaping improvements would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Trim and paint windowsills — Improves curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Resale Replace ceiling fan with modern model — Modernizes the space and adds value
• Both Install smart home devices — Enhances convenience and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Trim and paint windowsills — Improves curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Resale Replace ceiling fan with modern model — Modernizes the space and adds value ↑
• Both Install smart home devices — Enhances convenience and adds 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: 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 — Kimberling City

• Score: 69/100
• State rank: #162
• US rank: #8879

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,487

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 (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Lithuanian 4% Italian 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Other Asian/Pacific 0%

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: ▼ -90.17%
• Current HPI: 198.5699
• 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

+12500.0% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $144,900 SOMO
• 2026-03-17 Price Changed $150,000 SOMO
• 2025-12-10 Listed $155,000 SOMO
• 2025-01-25 Rental Removed $1,150 APPFOLIO
• 2024-11-21 Listed for Rent $1,150 APPFOLIO