98 Fine Dr · Kimberling City, MO 65656

$216,900

4 bd · 2.5 ba · 3,114 sqft · Other · 6 Days on market

Built 1999 3.43 ac lot

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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).

• Appreciation +10.0/10.0
• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +1.5/10.0

Listing remarks

Space, Privacy, and Opportunity Await. Situated on a gorgeous 3.43-acre tract, this expansive residence offers over 3,100 sq. ft. of main-level living space ready for your custom updates and finishes. The functional floor plan includes multiple formal and casual living and dining areas, a spacious kitchen built for a crowd, 4 bedrooms, 2 full baths, 1 half bath and excellent storage options. Downstairs, the framed-in basement provides the perfect head start to custom tailoring your dream home, already plumbed and framed for a full bath and an additional bedroom, alongside space for an expansive rec room. Properties with this much acreage and square footage are a rare find - don't miss the c

Key facts

• Spacious kitchen
• Framed-in basement
• 3.43 acre tract

Tags

• 3.43 ACRE TRACT
• MAIN-LEVEL LIVING SPACE
• SPACIOUS KITCHEN
• FRAMED-IN BASEMENT
• PLUMBED FOR FULL BATH
• SPACE FOR EXPANSIVE REC ROOM

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Private water source; Septic tank; Propane service
• Home design: Single family residence; One level entry
• Construction: Frame construction; Composition roof; Built as a residential single family home
• Exterior features: Deck; Few trees on the lot; Asphalt and gravel road access

Interior

• Kitchen: Gas oven; Gas cooktop; Dishwasher
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Propane heating; Central air conditioning
• Interior features: Walk-in closet(s); Living room fireplace; Partially finished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $217k.

Deal economics

• At list price, monthly cash flow is $-272 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (22.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (35.0% below list).
• Recommended offer: $141k (35.0% below list) — sets the bar for 1% rule.
• 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.
• 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: 119 active listings in the ZIP; 191 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Stone County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $11k; list at $217k implies a 1918% gain — meaningful room to come down on a strong offer.

Recommended offer $140,917 (35.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.65% ✗
• Cap rate: 4.79%
• Cash-on-cash: -5.37%
• DSCR: 0.76
• GRM: 12.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 2.66×
• Total profit: $100,757
• Equity at exit: $195,401

10-year hold

• IRR: 18.6%
• Equity multiple: 6.11×
• Total profit: $310,239
• Equity at exit: $421,389

Cash invested: $60,732 (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 65656

• Home prices YoY: 11.7%
• Active inventory: 119
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,409 medium
• Mortgage (P&I): −$1,137
• Tax from tax record: −$157 /mo · $1,889/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $-272

Break-even live

Break-even rent $1,753

Max offer price $168,849

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: $54,225
• Closing costs: $6,507
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $216,900 Active 6 DOM
2. 2026-06-18
   days on market $216,900 Active 5 DOM
3. 2026-06-17
   days on market $216,900 Active 4 DOM
4. 2026-06-16
   days on market $216,900 Active 3 DOM
5. 2026-06-15
   days on market $216,900 Active 2 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   listed $216,900 Active 1 DOM

ⓘ 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: $1,889 · $157/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$215/yr (+$18/mo · 11.4%)

ⓘ 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 4/10 Moderate 7 d/yr ≥104°F today · 18 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: $16,910
• − Mortgage interest: −$12,150
• − Property taxes: −$1,889
• − Insurance: −$1,084
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$6,310
• Taxable loss: −$7,229
• Est. tax savings @ 24.0%: +$1,735
• After-tax cash flow: $-1,529/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 — 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): 5,224

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Portuguese 2% Serbian 2% Romanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

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: ▲ 30.17%
• Current HPI: 288.99
• 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

+1917.7% since first listed

3 events — show timeline

• 2026-06-11 Listed $216,900 SOMO
• 2025-05-23 Listed $350,000 SOMO
• 1995-10-01 Sold (Public Records) $10,750 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,889 · -0.0% YoY. Source: county tax records.