1186 Peace In Valley Rd · Blue Eye, MO 65611

$120,000

1 bd · 1.0 ba · 448 sqft · Other · 37 Days on market

Built 2015 Fair condition 436 sqft lot $100/mo HOA · 8% of rent

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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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Appreciation +6.3/10.0
• 1% rule +5.5/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Ultimate Weekend Getaway! One bedroom cabin with covered front porch faces the creek and is shaded by a majestic Sycamore tree. You are greeted by the quiet sounds of the water as it winds through the rocks and feeds in to Table Rock Lake a few miles down the road. The rustic interior offers all the charm of simpler times and fine craftsmanship. Quaint Kitchen is open to the living room and has stackable washer/dryer closet within arms reach. The living room has tall ceilings and lots of natural light with the entry french doors. The bedroom also features a set of french doors leading to the porch, an open bath style with jetted tub and private commode room. Lots of appeal as you walk around the curved stamped brick walkway, two dormers off the front, and real stone accents along the back and side perimeter. This is a tiny home with elbow room! Stay for the weekend, or stay full-time! Use it as a vacation rental when you are away! The choice is yours! Around the corner from Morningside with onsite General store, cafe/deli, beauty shop, and live shows. Ten minutes to Dogwood Canyon and Big Cedar's new Thunderidge Arena, nine minutes to public boat launch. Great place to stay while visiting Branson or enjoying Table Rock Lake!

Key facts

• Wet weather creek
• Wood interior
• Built 2015

Tags

• WOOD INTERIOR
• WET WEATHER CREEK
• TURNKEY SHORT-TERM RENTAL

Property features AI

Finance

• HOA & community: Homeowners association with a $100 monthly fee; HOA fee includes water and sewer

Exterior

• Utilities: Public water
• Home design: Single family residence; One story
• Exterior features: Covered patio/porch; Waterfront lot (creek)

Interior

• Kitchen: Electric cooktop; Microwave; Refrigerator; Dishwasher
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Electric heating; Has heating; Laminate flooring; Creek view
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $95 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.9% in Blue Eye — 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 61/100 on livability (#449 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: health & safety C-, crime F, amenities F.
• Blue Eye R-V (rural): math 41% / reading 47% proficiency, ranked #107 of 324 in MO (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Blue Eye Elem. (math 37% / reading 47%, grade F, #481 of 1,115 statewide, top 46%, 198 students, 48% FRL); Blue Eye Middle (math 42% / reading 42%, grade D-, #149 of 391 statewide, top 41%, 170 students, 51% FRL); Blue Eye High (math 54% / reading 64%, grade C+, #35 of 521 statewide, top 8%, 178 students, 42% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: 91 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 $4k of equity ($830 loan paydown + $3k appreciation (2.6% local appreciation)).
• Stone County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k 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 ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,400 (3.0% 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 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.05% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.78%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.54×
• Total profit: $18,287
• Equity at exit: $51,507

10-year hold

• IRR: 12.3%
• Equity multiple: 2.77×
• Total profit: $59,598
• Equity at exit: $77,524

Cash invested: $33,600 (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 65611

• Home prices YoY: 1.3%
• Active inventory: 91
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,258 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$53 /mo · $633/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$100
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $95

Break-even live

Break-even rent $1,137

Max offer price $120,000

Occupancy floor 87%

Sensitivity live

Price	-10% $163	-5% $129	+0% $95	+5% $61	+10% $27
Rent	-10% $-4	-5% $46	+0% $95	+5% $145	+10% $195
Rate	-1.0pp $156	-0.5pp $126	base $95	+0.5pp $64	+1.0pp $33

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: water

Listing history 13 events

1. 2026-06-08
   status $120,000 Pending 37 DOM
2. 2026-06-07
   days on market $120,000 Active 37 DOM
3. 2026-06-05
   days on market $120,000 Active 34 DOM
4. 2026-06-03
   days on market $120,000 Active 33 DOM
5. 2026-06-02
   days on market $120,000 Active 32 DOM
6. 2026-06-01
   days on market $120,000 Active 31 DOM
7. 2026-05-31
   days on market $120,000 Active 30 DOM
8. 2026-05-30
   days on market $120,000 Active 29 DOM
9. 2026-05-01
   listed $120,000 Active 994-char remark
10. 2022-11-17
    soldstatus Closed 1244-char remark

    Show marketing remark (1244 chars)

    Ultimate Weekend Getaway! One bedroom cabin with covered front porch faces the creek and is shaded by a majestic Sycamore tree. You are greeted by the quiet sounds of the water as it winds through the rocks and feeds in to Table Rock Lake a few miles down the road. The rustic interior offers all the charm of simpler times and fine craftsmanship. Quaint Kitchen is open to the living room and has stackable washer/dryer closet within arms reach. The living room has tall ceilings and lots of natural light with the entry french doors. The bedroom also features a set of french doors leading to the porch, an open bath style with jetted tub and private commode room. Lots of appeal as you walk around the curved stamped brick walkway, two dormers off the front, and real stone accents along the back and side perimeter. This is a tiny home with elbow room! Stay for the weekend, or stay full-time! Use it as a vacation rental when you are away! The choice is yours! Around the corner from Morningside with onsite General store, cafe/deli, beauty shop, and live shows. Ten minutes to Dogwood Canyon and Big Cedar's new Thunderidge Arena, nine minutes to public boat launch. Great place to stay while visiting Branson or enjoying Table Rock Lake!

11. 2022-11-17
    soldstatus

    Show marketing remark (1244 chars)

    Ultimate Weekend Getaway! One bedroom cabin with covered front porch faces the creek and is shaded by a majestic Sycamore tree. You are greeted by the quiet sounds of the water as it winds through the rocks and feeds in to Table Rock Lake a few miles down the road. The rustic interior offers all the charm of simpler times and fine craftsmanship. Quaint Kitchen is open to the living room and has stackable washer/dryer closet within arms reach. The living room has tall ceilings and lots of natural light with the entry french doors. The bedroom also features a set of french doors leading to the porch, an open bath style with jetted tub and private commode room. Lots of appeal as you walk around the curved stamped brick walkway, two dormers off the front, and real stone accents along the back and side perimeter. This is a tiny home with elbow room! Stay for the weekend, or stay full-time! Use it as a vacation rental when you are away! The choice is yours! Around the corner from Morningside with onsite General store, cafe/deli, beauty shop, and live shows. Ten minutes to Dogwood Canyon and Big Cedar's new Thunderidge Arena, nine minutes to public boat launch. Great place to stay while visiting Branson or enjoying Table Rock Lake!

12. 2022-10-25
    status Pending 1244-char remark

    Show marketing remark (1244 chars)

    Ultimate Weekend Getaway! One bedroom cabin with covered front porch faces the creek and is shaded by a majestic Sycamore tree. You are greeted by the quiet sounds of the water as it winds through the rocks and feeds in to Table Rock Lake a few miles down the road. The rustic interior offers all the charm of simpler times and fine craftsmanship. Quaint Kitchen is open to the living room and has stackable washer/dryer closet within arms reach. The living room has tall ceilings and lots of natural light with the entry french doors. The bedroom also features a set of french doors leading to the porch, an open bath style with jetted tub and private commode room. Lots of appeal as you walk around the curved stamped brick walkway, two dormers off the front, and real stone accents along the back and side perimeter. This is a tiny home with elbow room! Stay for the weekend, or stay full-time! Use it as a vacation rental when you are away! The choice is yours! Around the corner from Morningside with onsite General store, cafe/deli, beauty shop, and live shows. Ten minutes to Dogwood Canyon and Big Cedar's new Thunderidge Arena, nine minutes to public boat launch. Great place to stay while visiting Branson or enjoying Table Rock Lake!

13. 2022-10-12
    listed $95,000 Active 1244-char remark

    Show marketing remark (1244 chars)

    Ultimate Weekend Getaway! One bedroom cabin with covered front porch faces the creek and is shaded by a majestic Sycamore tree. You are greeted by the quiet sounds of the water as it winds through the rocks and feeds in to Table Rock Lake a few miles down the road. The rustic interior offers all the charm of simpler times and fine craftsmanship. Quaint Kitchen is open to the living room and has stackable washer/dryer closet within arms reach. The living room has tall ceilings and lots of natural light with the entry french doors. The bedroom also features a set of french doors leading to the porch, an open bath style with jetted tub and private commode room. Lots of appeal as you walk around the curved stamped brick walkway, two dormers off the front, and real stone accents along the back and side perimeter. This is a tiny home with elbow room! Stay for the weekend, or stay full-time! Use it as a vacation rental when you are away! The choice is yours! Around the corner from Morningside with onsite General store, cafe/deli, beauty shop, and live shows. Ten minutes to Dogwood Canyon and Big Cedar's new Thunderidge Arena, nine minutes to public boat launch. Great place to stay while visiting Branson or enjoying Table Rock Lake!

ⓘ 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: $633 · $53/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$531/yr (+$44/mo · 84.0%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 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: $15,096
• − Mortgage interest: −$6,722
• − Property taxes: −$633
• − Insurance: −$1,398
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − HOA: −$1,200
• − Depreciation: −$3,491
• Taxable loss: −$762
• Est. tax savings @ 24.0%: +$183
• After-tax cash flow: $1,327/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This charming cabin requires moderate repairs and maintenance to improve its condition and increase its value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom tub — light wear
• Minor exterior siding — slight wear
• Minor HVAC unit — visible unit

Value-add opportunities

• Resale paint interior walls — enhances curb appeal
• Resale replace kitchen cabinets — modernizes kitchen
• Resale install new windows — improves energy efficiency
• Both landscaping — enhances curb appeal and outdoor living space

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom tub · light wear	Minor	$500–3,000
exterior siding · slight wear	Minor	$500–3,000
HVAC unit · visible unit	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal ↑
• Resale replace kitchen cabinets — modernizes kitchen ↑
• Resale install new windows — improves energy efficiency ↑
• Both landscaping — enhances curb appeal and outdoor living space ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Blue Eye R-V
• NCES district ID: 2905280
• Math proficiency: 41% ▲ 3.00%
• Reading proficiency: 47% ▼ -5.00%
• Median HH income: $42,591
• Composite: 37.08/100
• National rank: #4500
• State rank: #107 of 324 in MO

Livability — Blue Eye

• Score: 61/100
• State rank: #449
• US rank: #18289

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blue Eye, MO
• Population (ZIP): 1,784

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 (96%)
• Race & ethnicity: White 96% Two or more races 1%
• Common ancestry: Lithuanian 6% Romanian 4% Slovak 2%
• Foreign-born: 1% · Canada

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: ▲ 2.63%
• Current HPI: 204.4936
• 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

+26.3% since first listed

6 events — show timeline

• 2026-06-08 Pending — SOMO
• 2026-05-01 Listed $120,000 SOMO
• 2022-11-17 Sold (Public Records) — Public Records
• 2022-11-17 Sold (MLS) — SOMO
• 2022-10-25 Pending — SOMO
• 2022-10-12 Listed $95,000 SOMO

Property tax history

+0.7%/yr

Latest (2025): $633 · +1.2% YoY. Source: county tax records.