Bldg C-12 Via Pendio Dr Unit C-12 · Sunrise Beach, MO 65079

$4,000

2 bd · 2.0 ba · 1,750 sqft · Timeshare · 55 Days on market

Built 2007 $2/sqft · 99% below area $167/mo HOA · 6% 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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Escape to the Private Quarters Club at Porto Cima, where you can enjoy the benefits of a second home without the burden of maintenance. Located on the stunning Shawnee Bend peninsula of the Lake of the Ozarks, this exclusive residence offers deeded ownership (fee simple) with 14 annual days of use. This fully furnished, 1,750 sq. ft. residence is situated directly on the 18th hole of the Jack Nicklaus-signature golf course. The interior boasts 2 master bedrooms, 2 baths, hardwood floors, leather living room furnishings, and Jacuzzi tubs. Relax on your outdoor deck with a golf course view! When "in residence, " you, your spouse, and children under 23 enjoy cart-fee-only golf on a c

Key facts

• Golf course view
• Fitness facilities
• 17

Tags

• DEEDED OWNERSHIP
• GOLF COURSE VIEW
• 17
• 000 SQ. FT. CLUBHOUSE
• FITNESS FACILITIES
• YACHT CLUB

Property features AI

Finance

• Other: Possible multi-family use; Subdivision: Private Quarters at Porto Cima; Directions: Hwy MM to Club at Porto Cima entrance, left down drive to Private Quarters
• HOA & community: Homeowners association with annual fee of $2,000; HOA fee includes cable TV, internet, grounds maintenance, sewer, trash, and water

Exterior

• Parking: Open parking (no garage)
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential timeshare; Updated/remodeled condition; One level
• Construction: Slab foundation
• Exterior features: Located on a golf course; Private maintained road; Asphalt/paved road access; Pool, clubhouse, fitness center, and tennis courts in the community

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Refrigerator
• Bedrooms: Bedroom count not specified
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Electric forced air heating
• Interior features: Ceiling fans; Walk-in closet(s); Accessible full bathroom; Window coverings and treatments; Furnished
• Laundry & utility: Washer; Dryer

🏷️ Possibly a rental listed for sale. The $4,000 price doesn't fit this home's estimated sale value (~$469,100) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath timeshare listed at $4k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $4k).
• Recommended offer: $4k (3.0% below list) — sets the bar for market timing.
• Cap rate 587.8% vs local median 0.4% in Sunrise Beach — 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 65/100 on livability (#280 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Camdenton R-III (rural): math 46% / reading 48% proficiency, ranked #68 of 324 in MO (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 342 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 272 units permitted in Camden County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $28 of loan paydown is wiped out by about $120 of value loss. Plan a longer hold.
• Camden County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($4k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $3,880 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 67.50% ✓
• Cap rate: 587.80%
• Cash-on-cash: 2076.81%
• DSCR: 93.41
• GRM: 0.1

CMA / ARV

• ARV (median comp): $469,100
• List price: $4,000
• Delta: -99.15%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 110.78×
• Total profit: $122,950
• Equity at exit: $596

10-year hold

• IRR: —
• Equity multiple: 239.05×
• Total profit: $266,613
• Equity at exit: $346

Cash invested: $1,120 (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 65079

• Home prices YoY: -21.9%
• Active inventory: 342
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $2,700 medium
• Mortgage (P&I): −$21
• Tax est. 1.5%: −$5 /mo · $60/yr
• Insurance: −$2
• HOA: −$167
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $1,938

Break-even live

Break-even rent $246

Max offer price $4,000

Occupancy floor 23%

Sensitivity live

Price	-10% $1,941	-5% $1,940	+0% $1,938	+5% $1,937	+10% $1,936
Rent	-10% $1,725	-5% $1,832	+0% $1,938	+5% $2,045	+10% $2,152
Rate	-1.0pp $1,940	-0.5pp $1,939	base $1,938	+0.5pp $1,937	+1.0pp $1,936

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: $1,000
• Closing costs: $120
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
46 Arrowhead Beach Rd Lake Ozark, MO	3.0	2.0	1778	$2,700	$1.52	45d	1	1.05mi

HOA detail

• Monthly dues: $167 · $2,004/yr

Listing history 18 events

1. 2026-06-21
   days on market $4,000 Active 55 DOM
2. 2026-06-19
   days on market $4,000 Active 53 DOM
3. 2026-06-18
   days on market $4,000 Active 52 DOM
4. 2026-06-17
   days on market $4,000 Active 51 DOM
5. 2026-06-16
   days on market $4,000 Active 50 DOM
6. 2026-06-15
   days on market $4,000 Active 49 DOM
7. 2026-06-14
   days on market $4,000 Active 47 DOM
8. 2026-06-12
   days on market $4,000 Active 46 DOM
9. 2026-06-09
   days on market $4,000 Active 43 DOM
10. 2026-06-08
    days on market $4,000 Active 42 DOM
11. 2026-06-07
    days on market $4,000 Active 41 DOM
12. 2026-06-05
    days on market $4,000 Active 38 DOM
13. 2026-06-03
    days on market $4,000 Active 37 DOM
14. 2026-06-02
    days on market $4,000 Active 36 DOM
15. 2026-06-01
    days on market $4,000 Active 35 DOM
16. 2026-05-31
    days on market $4,000 Active 34 DOM
17. 2026-05-30
    days on market $4,000 Active 33 DOM
18. 2026-04-27
    listed $4,000 Active 1175-char remark

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 19 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: $32,400
• − Mortgage interest: −$224
• − Property taxes: −$60
• − Insurance: −$20
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − HOA: −$2,004
• − Depreciation: −$116
• Taxable income: $24,792
• Est. tax owed @ 24.0%: −$5,950
• After-tax cash flow: $17,310/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: Camdenton R-III
• NCES district ID: 2906990
• Math proficiency: 46% ▲ 10.00%
• Reading proficiency: 48% ▲ 1.00%
• Median HH income: $46,496
• Composite: 39.96/100
• National rank: #3838
• State rank: #68 of 324 in MO

Livability — Sunrise Beach

• Score: 65/100
• State rank: #280
• US rank: #13077

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,240

Population outlook (Camden County) Hauer SSP2

• Today (2025): 44,585 people
• By 2030: 44,476 · -0.2%
• By 2040: 43,513 · -2.4%
• By 2050: 41,705 · -6.5%
• By 2075: 36,903 · -17.2%
• By 2100: 30,164 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Slovak 5% Lithuanian 4% Romanian 3%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 1% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Camden

• 2024 margin: Solid R (+54.3) · D 22.4% · R 76.7%
• 2008→2024 swing: -25.8pp toward R · 2008: -28.5pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+53.2 2016: R+54.2 2012: R+39.3 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.58%
• Current HPI: 173.0265
• 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

1 event — show timeline

• 2026-04-27 Listed $4,000 LOBR