134 Laughing Ln · Rockaway Beach, MO 65740

$69,900

1 bd · 1.0 ba · 750 sqft · Other · 58 Days on market

Built 1920 5,702 sqft lot $93/sqft · 41% below area Est $119k · 41% under ↓ 7% since listing

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

Listing remarks MLS

Nestled in the heart of Rockaway Beach, this inviting property offers a great opportunity for both homeowners and investors seeking a peaceful setting with convenient access to local amenities. Situated on a quiet street, the home provides a comfortable layout with functional living spaces and plenty of natural light throughout. The property features a spacious lot with room to enjoy the outdoors, whether for relaxing, entertaining, or future improvements. Its location offers close proximity to Table Rock Lake, making it ideal for those who appreciate nearby recreational opportunities, including boating, fishing, and scenic views. With solid potential and a desirable location, this property presents a great chance to add value and make it your own.

Key facts

• Quiet street
• Spacious lot
• 5,702 sq ft lot

Tags

• QUIET STREET
• SPACIOUS LOT
• RECREATIONAL OPPORTUNITIES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#418 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, employment D+, schools 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.
• Market conditions: 99 active listings in the ZIP; 331 units permitted in Taney County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($483 loan paydown + $7k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, 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 58 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.73% ✓
• Cap rate: 15.68%
• Cash-on-cash: 33.51%
• DSCR: 2.49
• GRM: 4.8

CMA / ARV

• ARV (median comp): $119,000
• List price: $69,900
• Delta: -41.26%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 47.2%
• Equity multiple: 4.54×
• Total profit: $69,354
• Equity at exit: $62,971

10-year hold

• IRR: 41.0%
• Equity multiple: 10.18×
• Total profit: $179,654
• Equity at exit: $135,800

Cash invested: $19,572 (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 65740

• Home prices YoY: 11.6%
• Active inventory: 99
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$14 /mo · $166/yr
• Insurance: −$29
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $491

Break-even live

Break-even rent $589

Max offer price $69,900

Occupancy floor 54%

Sensitivity live

Price	-10% $531	-5% $511	+0% $491	+5% $471	+10% $452
Rent	-10% $395	-5% $443	+0% $491	+5% $539	+10% $587
Rate	-1.0pp $526	-0.5pp $509	base $491	+0.5pp $473	+1.0pp $455

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $69,900 Active 58 DOM
2. 2026-06-18
   days on market $69,900 Active 57 DOM
3. 2026-06-17
   days on market $69,900 Active 56 DOM
4. 2026-06-16
   days on market $69,900 Active 55 DOM
5. 2026-06-15
   days on market $69,900 Active 54 DOM
6. 2026-06-14
   days on market $69,900 Active 52 DOM
7. 2026-06-12
   days on market $69,900 Active 51 DOM
8. 2026-06-09
   days on market $69,900 Active 48 DOM
9. 2026-06-08
   days on market $69,900 Active 47 DOM
10. 2026-06-07
    days on market $69,900 Active 46 DOM
11. 2026-06-03
    days on market $69,900 Active 42 DOM
12. 2026-06-02
    days on market $69,900 Active 41 DOM
13. 2026-06-01
    days on market $69,900 Active 40 DOM
14. 2026-05-31
    days on market $69,900 Active 39 DOM
15. 2026-05-30
    days on market $69,900 Active 38 DOM
16. 2026-05-14
    price $69,900 758-char remark

    Show marketing remark (758 chars)

    Nestled in the heart of Rockaway Beach, this inviting property offers a great opportunity for both homeowners and investors seeking a peaceful setting with convenient access to local amenities. Situated on a quiet street, the home provides a comfortable layout with functional living spaces and plenty of natural light throughout. The property features a spacious lot with room to enjoy the outdoors, whether for relaxing, entertaining, or future improvements. Its location offers close proximity to Table Rock Lake, making it ideal for those who appreciate nearby recreational opportunities, including boating, fishing, and scenic views. With solid potential and a desirable location, this property presents a great chance to add value and make it your own.

17. 2026-05-11
    status Active 758-char remark

    Show marketing remark (758 chars)

    Nestled in the heart of Rockaway Beach, this inviting property offers a great opportunity for both homeowners and investors seeking a peaceful setting with convenient access to local amenities. Situated on a quiet street, the home provides a comfortable layout with functional living spaces and plenty of natural light throughout. The property features a spacious lot with room to enjoy the outdoors, whether for relaxing, entertaining, or future improvements. Its location offers close proximity to Table Rock Lake, making it ideal for those who appreciate nearby recreational opportunities, including boating, fishing, and scenic views. With solid potential and a desirable location, this property presents a great chance to add value and make it your own.

18. 2026-05-04
    status Pending 758-char remark

    Show marketing remark (758 chars)

    Nestled in the heart of Rockaway Beach, this inviting property offers a great opportunity for both homeowners and investors seeking a peaceful setting with convenient access to local amenities. Situated on a quiet street, the home provides a comfortable layout with functional living spaces and plenty of natural light throughout. The property features a spacious lot with room to enjoy the outdoors, whether for relaxing, entertaining, or future improvements. Its location offers close proximity to Table Rock Lake, making it ideal for those who appreciate nearby recreational opportunities, including boating, fishing, and scenic views. With solid potential and a desirable location, this property presents a great chance to add value and make it your own.

19. 2026-04-15
    listed $74,900 Active 758-char remark

    Show marketing remark (758 chars)

    Nestled in the heart of Rockaway Beach, this inviting property offers a great opportunity for both homeowners and investors seeking a peaceful setting with convenient access to local amenities. Situated on a quiet street, the home provides a comfortable layout with functional living spaces and plenty of natural light throughout. The property features a spacious lot with room to enjoy the outdoors, whether for relaxing, entertaining, or future improvements. Its location offers close proximity to Table Rock Lake, making it ideal for those who appreciate nearby recreational opportunities, including boating, fishing, and scenic views. With solid potential and a desirable location, this property presents a great chance to add value and make it your own.

20. 2024-07-20
    historical
21. 2024-07-15
    status Active
22. 2024-07-04
    historical
23. 2024-07-04
    listed $75,000 Active
24. 1996-10-18
    soldstatus
25. 1996-06-12
    soldstatus

ⓘ 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: $166 · $14/mo
• Projected year-2 tax: $678 · $57/mo
• Expected delta: +$512/yr (+$43/mo · 308.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 22 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: $14,523
• − Mortgage interest: −$3,915
• − Property taxes: −$166
• − Insurance: −$1,016
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$2,033
• Taxable income: $5,069
• Est. tax owed @ 24.0%: −$1,217
• After-tax cash flow: $4,676/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 — Rockaway Beach

• Score: 61/100
• State rank: #418
• US rank: #17451

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockaway Beach, MO
• 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

-6.8% since first listed

10 events — show timeline

• 2026-05-14 Price Changed $69,900 SOMO
• 2026-05-11 Relisted — SOMO
• 2026-05-04 Pending — SOMO
• 2026-04-15 Listed $74,900 SOMO
• 2024-07-20 Delisted — SOMO
• 2024-07-15 Relisted — SOMO
• 2024-07-04 Delisted — SOMO
• 2024-07-04 Listed $75,000 SOMO
• 1996-10-18 Sold (Public Records) — Public Records
• 1996-06-12 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $166 · -12.3% YoY. Source: county tax records.