35 Hilltop Ln · Indian Point, MO 65616

$280,000

4 bd · 2.5 ba · 2,384 sqft · Other · 193 Days on market

Built 1976 0.46 ac lot $117/sqft · 60% below area $40/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +9.4/30.0
• ARV discount +7.5/15.0
• Rent growth +3.2/5.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are looking for an oasis on an expansive double lot close to Table Rock Lake? This is it! Home is perfect for entertaining after a day on the water. The main level features a spacious living room and completely renovated kitchen and dining area. You'll also find three bedrooms and one and a half bathrooms on this floor. The lower level is the true gem - complete with a wet bar and living area ideal for hosting bar night or relaxing with family. It also includes a large laundry room and a storage room with a water heater large enough to ensure you never run out of hot water. This level offers an additional bedroom and full bathroom that could easily become your master suite. Don't forget the shop, perfect for projects or ready to be finished as a potential fifth bedroom. This house is a must-see!

Key facts

• Paved parking area
• Large family room
• Double lot

Tags

• DOUBLE LOT
• PAVED PARKING AREA
• 200 FT ROAD FRONTAGE
• LARGE FAMILY ROOM
• WRAP AROUND FAMILY SODA BAR
• EASY ACCESS TOWARD HARRISON

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $280k.

Deal economics

• At list price, monthly cash flow is $-201 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (33.0% below list).
• Recommended offer: $188k (33.0% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 1.2% in Indian Point — 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 62/100 on livability (#369 in MO) — a middle-class / working-renter tenant base. Strengths: crime A, housing A-; Watch: health & safety C-, cost of living D+, schools 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.
• Market conditions: Rents rising (+2.9%/yr); 1048 active listings in the ZIP; 191 units permitted in Stone County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $35k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $81k; list at $280k implies a 244% gain — meaningful room to come down on a strong offer.

Recommended offer $187,675 (33.0% 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. It's been on market 193 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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 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: 0.67% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.08%
• DSCR: 0.86
• GRM: 12.4

CMA / ARV

• ARV (median comp): $705,013
• List price: $280,000
• Delta: -60.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.9% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.25×
• Total profit: $-58,494
• Equity at exit: $41,749

10-year hold

• IRR: -15.7%
• Equity multiple: 0.12×
• Total profit: $-68,711
• Equity at exit: $24,209

Cash invested: $78,400 (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 65616

• Home prices YoY: -24.3%
• Rents YoY: 2.9%
• Active inventory: 1048
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,877 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$59 /mo · $704/yr
• Insurance: −$117
• HOA: −$40
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-201

Break-even live

Break-even rent $2,131

Max offer price $244,479

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: water

Listing history 26 events

1. 2026-06-19
   days on market $280,000 Active 193 DOM
2. 2026-06-18
   days on market $280,000 Active 192 DOM
3. 2026-06-17
   days on market $280,000 Active 191 DOM
4. 2026-06-16
   days on market $280,000 Active 190 DOM
5. 2026-06-15
   days on market $280,000 Active 189 DOM
6. 2026-06-14
   days on market $280,000 Active 187 DOM
7. 2026-06-12
   days on market $280,000 Active 186 DOM
8. 2026-06-09
   days on market $280,000 Active 183 DOM
9. 2026-06-08
   days on market $280,000 Active 182 DOM
10. 2026-06-07
    days on market $280,000 Active 181 DOM
11. 2026-06-05
    days on market $280,000 Active 178 DOM
12. 2026-06-03
    days on market $280,000 Active 177 DOM
13. 2026-06-02
    days on market $280,000 Active 176 DOM
14. 2026-06-01
    days on market $280,000 Active 175 DOM
15. 2026-05-31
    days on market $280,000 Active 174 DOM
16. 2026-05-30
    days on market $280,000 Active 173 DOM
17. 2026-05-19
    price $280,000 807-char remark

    Show marketing remark (807 chars)

    Are looking for an oasis on an expansive double lot close to Table Rock Lake? This is it! Home is perfect for entertaining after a day on the water. The main level features a spacious living room and completely renovated kitchen and dining area. You'll also find three bedrooms and one and a half bathrooms on this floor. The lower level is the true gem - complete with a wet bar and living area ideal for hosting bar night or relaxing with family. It also includes a large laundry room and a storage room with a water heater large enough to ensure you never run out of hot water. This level offers an additional bedroom and full bathroom that could easily become your master suite. Don't forget the shop, perfect for projects or ready to be finished as a potential fifth bedroom. This house is a must-see!

18. 2026-04-09
    price $289,000 807-char remark

    Show marketing remark (807 chars)

    Are looking for an oasis on an expansive double lot close to Table Rock Lake? This is it! Home is perfect for entertaining after a day on the water. The main level features a spacious living room and completely renovated kitchen and dining area. You'll also find three bedrooms and one and a half bathrooms on this floor. The lower level is the true gem - complete with a wet bar and living area ideal for hosting bar night or relaxing with family. It also includes a large laundry room and a storage room with a water heater large enough to ensure you never run out of hot water. This level offers an additional bedroom and full bathroom that could easily become your master suite. Don't forget the shop, perfect for projects or ready to be finished as a potential fifth bedroom. This house is a must-see!

19. 2026-01-16
    price $299,700 807-char remark

    Show marketing remark (807 chars)

    Are looking for an oasis on an expansive double lot close to Table Rock Lake? This is it! Home is perfect for entertaining after a day on the water. The main level features a spacious living room and completely renovated kitchen and dining area. You'll also find three bedrooms and one and a half bathrooms on this floor. The lower level is the true gem - complete with a wet bar and living area ideal for hosting bar night or relaxing with family. It also includes a large laundry room and a storage room with a water heater large enough to ensure you never run out of hot water. This level offers an additional bedroom and full bathroom that could easily become your master suite. Don't forget the shop, perfect for projects or ready to be finished as a potential fifth bedroom. This house is a must-see!

20. 2025-12-24
    price $305,000 807-char remark

    Show marketing remark (807 chars)

    Are looking for an oasis on an expansive double lot close to Table Rock Lake? This is it! Home is perfect for entertaining after a day on the water. The main level features a spacious living room and completely renovated kitchen and dining area. You'll also find three bedrooms and one and a half bathrooms on this floor. The lower level is the true gem - complete with a wet bar and living area ideal for hosting bar night or relaxing with family. It also includes a large laundry room and a storage room with a water heater large enough to ensure you never run out of hot water. This level offers an additional bedroom and full bathroom that could easily become your master suite. Don't forget the shop, perfect for projects or ready to be finished as a potential fifth bedroom. This house is a must-see!

21. 2025-12-08
    listed $315,000 Active 807-char remark

    Show marketing remark (807 chars)

    Are looking for an oasis on an expansive double lot close to Table Rock Lake? This is it! Home is perfect for entertaining after a day on the water. The main level features a spacious living room and completely renovated kitchen and dining area. You'll also find three bedrooms and one and a half bathrooms on this floor. The lower level is the true gem - complete with a wet bar and living area ideal for hosting bar night or relaxing with family. It also includes a large laundry room and a storage room with a water heater large enough to ensure you never run out of hot water. This level offers an additional bedroom and full bathroom that could easily become your master suite. Don't forget the shop, perfect for projects or ready to be finished as a potential fifth bedroom. This house is a must-see!

22. 2016-07-31
    soldstatus 817-char remark

    Show marketing remark (817 chars)

    Now with brand new Rheem heat pump system! Need a LARGE Home? The size will surprise you from the street--so come on in. Potentially a 2500 sq. ft. home on HALF of an acre, and half way between Branson & Branson West, you'll love living sooo close to the Lake and everything that Branson has to offer! Not only does this biggin' have the conveinant Branson address, but~ REEDS SPRING SCHOOL DISTRICT too, and you can literally walk to Silver Dollar City from here folks! So much yard space, you could build a shop building or another home! Lower level is ready to finish with walk out. TONS of Parking-enough for a HUGE RV! Boat Slip Leases Available @ Indian Point Marina minutes away. Restaurants, shopping & 7 local golf courses also minutes away! This one will fit all of your needs & wallet (o:

23. 2016-07-11
    soldstatus
24. 2015-06-30
    listed $130,000 817-char remark

    Show marketing remark (817 chars)

    Now with brand new Rheem heat pump system! Need a LARGE Home? The size will surprise you from the street--so come on in. Potentially a 2500 sq. ft. home on HALF of an acre, and half way between Branson & Branson West, you'll love living sooo close to the Lake and everything that Branson has to offer! Not only does this biggin' have the conveinant Branson address, but~ REEDS SPRING SCHOOL DISTRICT too, and you can literally walk to Silver Dollar City from here folks! So much yard space, you could build a shop building or another home! Lower level is ready to finish with walk out. TONS of Parking-enough for a HUGE RV! Boat Slip Leases Available @ Indian Point Marina minutes away. Restaurants, shopping & 7 local golf courses also minutes away! This one will fit all of your needs & wallet (o:

25. 2001-08-01
    soldstatus $81,300
26. 1996-08-01
    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: $704 · $59/mo
• Projected year-2 tax: $2,716 · $226/mo
• Expected delta: +$2,012/yr (+$168/mo · 285.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 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: $22,521
• − Mortgage interest: −$15,684
• − Property taxes: −$704
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − HOA: −$480
• − Depreciation: −$8,145
• Taxable loss: −$7,496
• Est. tax savings @ 24.0%: +$1,799
• After-tax cash flow: $-614/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 — Indian Point

• Score: 62/100
• State rank: #369
• US rank: #16282

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Indian Point, MO
• County: Taney County · 28,460 people
• Metro: Branson, MO
• Population (ZIP): 28,460
• Household income: $60,489
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 1065.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 10% Hispanic / Latino 10% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Italian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -64.45%
• Current HPI: 200.8392
• Rent YoY: ▲ 2.90%
• Metro: Branson, MO
• 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

+244.4% since first listed

10 events — show timeline

• 2026-05-19 Price Changed $280,000 SOMO
• 2026-04-09 Price Changed $289,000 SOMO
• 2026-01-16 Price Changed $299,700 SOMO
• 2025-12-24 Price Changed $305,000 SOMO
• 2025-12-08 Listed $315,000 SOMO
• 2016-07-31 Sold (MLS) — SOMO
• 2016-07-11 Sold (Public Records) — Public Records
• 2015-06-30 Listed $130,000 SOMO
• 2001-08-01 Sold (Public Records) $81,300 Public Records
• 1996-08-01 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $704 · -0.0% YoY. Source: county tax records.