1139 Redbud Rd #103 · Osage Beach, MO 65065

$90,000

1 bd · 1.0 ba · 471 sqft · Condo · 31 Days on market

Built 1979 Good condition $125/mo HOA · 14% of rent

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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).

• Cash flow +11.9/30.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Schools +4.0/10.0
• Condition / age +3.8/5.0
• DSCR +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy lake life at its best with this charming 1 bedroom, 1 bathroom condo featuring breathtaking views of the Lake of the Ozarks. Perfectly located directly across from Top-Sider and the new Oasis at Lakeport, this property puts you right in the heart of one of the lake’s most exciting areas. Relax on the shared lakeside deck while soaking in the scenery or take advantage of the excellent rental opportunity this condo offers. Whether you're looking for a weekend getaway, investment property, or your own slice of lake paradise, this condo checks all the boxes.

Key facts

• Shared lakeside deck
• $125 HOA
• Built 1979

Tags

• SHARED LAKESIDE DECK
• EXCELLENT RENTAL OPPORTUNITY

Property features AI

Finance

• Other: Located in Port-O-Call Condominium subdivision; Directions: Follow Passover Rd to Low Dr, merge onto Passover Rd, turn left onto Low Dr, slight right to stay on Low Dr; property will be on the left — go down the stairs and the condo is located on the right
• HOA & community: Homeowners association with annual fee of $1,500 (approximately $125/month); HOA covers water, sewer and trash

Exterior

• Parking: Paved concrete parking; no garage
• Utilities: Public water; Public sewer
• Home design: Condominium; Residential property; Two levels
• Construction: Condo construction
• Exterior features: Covered deck/patio; Lakefront on a lake; Asphalt/paved road access; Private maintained road

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Wall unit cooling
• Interior features: Cooktop, Dishwasher, Microwave, Range, Refrigerator; No fireplace; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-23 ($-278/yr) — negative.
• To cash-flow at today's rent, offer at most $87k (3.7% below list).
• Meets the 1% rule at list price ($916 rent vs $90k).
• Recommended offer: $87k (3.7% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 0.4% in Osage Beach — 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 63/100 on livability (#338 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living B+; Watch: schools C-, crime C-, amenities F.
• Camdenton R-III (rural): math 46% / reading 48% proficiency, ranked #68 of 324 in MO (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 376 active listings in the ZIP; 272 units permitted in Camden County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Camden County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,648 (3.7% 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 31 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 5.98%
• Cash-on-cash: -1.10%
• DSCR: 0.95
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.0%
• Equity multiple: 0.37×
• Total profit: $-15,969
• Equity at exit: $13,419

10-year hold

• IRR: -10.0%
• Equity multiple: 0.39×
• Total profit: $-15,437
• Equity at exit: $7,782

Cash invested: $25,200 (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 65065

• Home prices YoY: -28.7%
• Active inventory: 376
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $916 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$125
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $-23

Break-even live

Break-even rent $946

Max offer price $86,648

Occupancy floor 98%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $125 · $1,500/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-19
   days on market $90,000 Active 31 DOM
2. 2026-06-18
   days on market $90,000 Active 30 DOM
3. 2026-06-17
   days on market $90,000 Active 29 DOM
4. 2026-06-16
   days on market $90,000 Active 28 DOM
5. 2026-06-15
   days on market $90,000 Active 27 DOM
6. 2026-06-14
   days on market $90,000 Active 25 DOM
7. 2026-06-12
   days on market $90,000 Active 24 DOM
8. 2026-06-09
   days on market $90,000 Active 21 DOM
9. 2026-06-08
   days on market $90,000 Active 20 DOM
10. 2026-06-07
    days on market $90,000 Active 19 DOM
11. 2026-06-05
    days on market $90,000 Active 16 DOM
12. 2026-06-03
    days on market $90,000 Active 15 DOM
13. 2026-06-02
    days on market $90,000 Active 14 DOM
14. 2026-06-01
    days on market $90,000 Active 13 DOM
15. 2026-05-31
    days on market $90,000 Active 12 DOM
16. 2026-05-30
    days on market $90,000 Active 11 DOM
17. 2026-05-19
    listed $99,900 Active
18. 2024-11-18
    historical
19. 2024-09-19
    status Active
20. 2024-09-04
    historical Active Under Contract
21. 2024-06-26
    price $120,000
22. 2024-05-20
    listed $130,000 Active
23. 2024-04-30
    historical
24. 2024-03-14
    listed $140,000 Active
25. 2021-02-10
    soldstatus
26. 2020-11-04
    listed $60,000

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,995
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$880
• − Management: −$880
• − HOA: −$1,500
• − Depreciation: −$2,618
• Taxable loss: −$1,724
• Est. tax savings @ 24.0%: +$414
• After-tax cash flow: $136/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

Good 75/100 Cosmetic rehab

This charming 1-bedroom, 1-bathroom condo offers a good condition with a good ROI potential through cosmetic updates and maintenance.

Repairs flagged

• Minor kitchen cabinets — Worn appearance
• Minor kitchen countertops — Dated design

Value-add opportunities

• Both Painting and updating kitchen cabinets — Enhances curb appeal and interior aesthetics
• Both Updating countertops — Improves functionality and resale value
• Both Landscaping and deck maintenance — Enhances curb appeal and rental potential

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Worn appearance	Minor	$500–3,000
kitchen countertops · Dated design	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting and updating kitchen cabinets — Enhances curb appeal and interior aesthetics ↑
• Both Updating countertops — Improves functionality and resale value ↑
• Both Landscaping and deck maintenance — Enhances curb appeal and rental potential ↑

ⓘ 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: Camdenton R-III
• NCES district ID: 2906990
• Math proficiency: 46% ▲ 10.00%
• Reading proficiency: 48% ▲ 1.00%
• Median HH income: $46,496
• Composite: 39.96/100
• National rank: #3838
• State rank: #68 of 324 in MO

Livability — Osage Beach

• Score: 63/100
• State rank: #338
• US rank: #15404

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Osage Beach, MO
• County: Camden County · 21,945 people
• City population: 7,197
• Metro: nan
• Population (ZIP): 7,197
• Household income: $60,785
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 129.0

Population outlook (Camden County) Hauer SSP2

• Today (2025): 44,585 people
• By 2030: 44,476 · -0.2%
• By 2040: 43,513 · -2.4%
• By 2050: 41,705 · -6.5%
• By 2075: 36,903 · -17.2%
• By 2100: 30,164 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 8% Black 2% Two or more races 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 2% Romanian 2% Iranian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Camden

• 2024 margin: Solid R (+54.3) · D 22.4% · R 76.7%
• 2008→2024 swing: -25.8pp toward R · 2008: -28.5pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+53.2 2016: R+54.2 2012: R+39.3 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.69%
• Current HPI: 175.9683
• Rent YoY: —
• Metro: nan
• 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

+66.5% since first listed

10 events — show timeline

• 2026-05-19 Listed $99,900 LOBR
• 2024-11-18 Delisted — LOBR
• 2024-09-19 Relisted — LOBR
• 2024-09-04 Contingent — LOBR
• 2024-06-26 Price Changed $120,000 LOBR
• 2024-05-20 Listed $130,000 LOBR
• 2024-04-30 Delisted — LOBR
• 2024-03-14 Listed $140,000 LOBR
• 2021-02-10 Sold (MLS) — LOBR
• 2020-11-04 Listed $60,000 LOBR