7049 Cliff Dr · Merriam Woods, MO 65740

$129,600

3 bd · 2.0 ba · 1,122 sqft · Other · 37 Days on market

Built 1977 10,585 sqft lot $116/sqft · 25% below area Est $174k · 25% under ↓ 13% since listing

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Why this score? — see what drove the C+ 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 +15.5/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Completely remodeled and move-in ready! This updated single-wide mobile home in Merriam Woods offers 3 bedrooms and 2 bathrooms thanks to a spacious 12x16 addition that adds extra living space and functionality. Recent updates include all new flooring, updated windows, and energy-efficient mini split systems for year-round comfort. The home features a fresh, modern feel throughout and would make a great full-time residence, vacation getaway, or investment property. Conveniently located just minutes from Branson while offering a peaceful setting. Don't miss this affordable opportunity!

Key facts

• Move-in ready
• Remodeled
• Extra living space

Tags

• REMODELED
• MOVE-IN READY
• UPDATED WINDOWS
• SPACIOUS ADDITION
• EXTRA LIVING SPACE
• PEACEFUL SETTING

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Manufactured house; One level
• Construction: Vinyl siding; Composition roof; Block foundation; Built as a mobile home
• Exterior features: Front porch; Corner lot; Chip-and-seal road frontage on a county road

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher; Microwave; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Has cooling
• Interior features: Ceiling fan(s); Exhaust fan; Disposal
• Laundry & utility: Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $52 ($628/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (7.4% below list).
• Recommended offer: $120k (7.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#444 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, amenities F, commute F.
• Branson R-IV (rural): math 48% / reading 52% proficiency, ranked #44 of 324 in MO (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Branson Jr. High (math 48% / reading 49%, grade C-, #81 of 391 statewide, top 21%, 724 students, 51% FRL); Branson High (math 42% / reading 56%, grade D, #145 of 521 statewide, top 28%, 1,423 students, 46% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 99 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 331 units permitted in Taney County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($896 loan paydown + $13k appreciation (10.0% local appreciation)).
• Taney County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Recommended offer $120,000 (7.4% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.93% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.73%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (median comp): $173,593
• List price: $129,600
• Delta: -25.34%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 25.5%
• Equity multiple: 3.04×
• Total profit: $73,937
• Equity at exit: $116,754

10-year hold

• IRR: 22.5%
• Equity multiple: 6.93×
• Total profit: $215,145
• Equity at exit: $251,784

Cash invested: $36,288 (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 65740

• Home prices YoY: 11.6%
• Active inventory: 99
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$680
• Tax est. 1.5%: −$162 /mo · $1,944/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $52

Break-even live

Break-even rent $1,134

Max offer price $129,600

Occupancy floor 91%

Sensitivity live

Price	-10% $142	-5% $97	+0% $52	+5% $8	+10% $-37
Rent	-10% $-42	-5% $5	+0% $52	+5% $100	+10% $147
Rate	-1.0pp $118	-0.5pp $85	base $52	+0.5pp $19	+1.0pp $-15

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: $32,400
• Closing costs: $3,888
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2529 Missouri 176 Rockaway Beach, MO	3.0	2.0	1230	$1,200	$0.98	44d	1	1.38mi

Listing history 22 events

1. 2026-06-19
   days on market $129,600 Active 37 DOM
2. 2026-06-18
   days on market $129,600 Active 36 DOM
3. 2026-06-17
   price $129,600 Active 35 DOM
4. 2026-06-17
   days on market $139,500 Active 35 DOM
5. 2026-06-16
   days on market $139,500 Active 34 DOM
6. 2026-06-15
   days on market $139,500 Active 33 DOM
7. 2026-06-14
   days on market $139,500 Active 31 DOM
8. 2026-06-12
   days on market $139,500 Active 30 DOM
9. 2026-06-09
   days on market $139,500 Active 27 DOM
10. 2026-06-08
    days on market $139,500 Active 26 DOM
11. 2026-06-07
    days on market $139,500 Active 25 DOM
12. 2026-06-03
    days on market $139,500 Active 21 DOM
13. 2026-06-02
    days on market $139,500 Active 20 DOM
14. 2026-06-01
    days on market $139,500 Active 19 DOM
15. 2026-05-31
    days on market $139,500 Active 18 DOM
16. 2026-05-30
    days on market $139,500 Active 17 DOM
17. 2026-05-13
    listed $149,000 Active 591-char remark
18. 2026-02-25
    soldstatus
19. 2018-10-16
    soldstatus
20. 2018-10-16
    soldstatus
21. 2004-12-18
    soldstatus
22. 1990-04-10
    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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $14,400
• − Mortgage interest: −$7,260
• − Property taxes: −$1,944
• − Insurance: −$648
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$3,770
• Taxable loss: −$1,526
• Est. tax savings @ 24.0%: +$366
• After-tax cash flow: $995/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: Branson R-IV
• NCES district ID: 2905760
• Math proficiency: 48% ▼ -6.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $41,473
• Composite: 41.96/100
• National rank: #3347
• State rank: #44 of 324 in MO

Livability — Merriam Woods

• Score: 61/100
• State rank: #444
• US rank: #18151

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Merriam Woods, MO
• City population: 3,495
• Population (ZIP): 3,495

Population outlook (Taney County) Hauer SSP2

• Today (2025): 59,017 people
• By 2030: 61,235 · +3.8%
• By 2040: 65,225 · +10.5%
• By 2050: 68,842 · +16.6%
• By 2075: 77,705 · +31.7%
• By 2100: 82,002 · +38.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 3% Iranian 3% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 93% English-only · Spanish 6% German/W. Germanic 1%

Political lean MEDSL · Taney

• 2024 margin: Solid R (+59.3) · D 19.9% · R 79.2%
• 2008→2024 swing: -22.2pp toward R · 2008: -37.2pp · 2024: -59.3pp
• All cycles: 2024: R+59.3 2020: R+57.7 2016: R+59.3 2012: R+47.4 2008: R+37.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 30.18%
• Current HPI: 291.5553
• 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

-13.0% since first listed

8 events — show timeline

• 2026-06-17 Price Changed $129,600 SOMO
• 2026-05-27 Price Changed $139,500 SOMO
• 2026-05-13 Listed $149,000 SOMO
• 2026-02-25 Sold (Public Records) — Public Records
• 2018-10-16 Sold (Public Records) — Public Records
• 2018-10-16 Sold (Public Records) — Public Records
• 2004-12-18 Sold (Public Records) — Public Records
• 1990-04-10 Sold (Public Records) — Public Records

Property tax history

-0.3%/yr

Latest (2025): $229 · -7.1% YoY. Source: county tax records.