Duplex with Private
For Sale
$289,000
167-169 Oak Hill Street, Forsyth, MO 65653
Residential Income, Forsyth, MO
Property Size2,189 SF
Lot Size0.25 Acres
Price / SF$132.02
Days on Market112
Property Features for 167-169 Oak Hill Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
Residential
Bedrooms
6
Rooms
Bedroom 6, Bedroom 3, Bedroom 2, Bedroom 1, Bedroom 4, Bedroom 5
Interior features
Storage, Washer/Dryer Hookup
Appliances
Range, Dishwasher, Refrigerator
Subdivision
Firecliff Mannor Est
Elementary school
Forsyth
Middle school
Forsyth
High school
Forsyth
Directions
From Branson take Hwy 65 N to F Hwy Exit then Right on F Hwy to 160 East to Forsyth, Right on Willow Lane then Left on Oak Hill St . Make a Right on Maplewood and use the driveway to park.
Standard status
Active
APN
04-9.0-29-004-012-005.000
Size
2,189 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Firecliff Manor Estates Firecliff Manor Estates Lt 8 Blk 4; City Of Forsyt
Tax Annual Amount
1336
Legal Description
Firecliff Manor Estates Firecliff Manor Estates Lt 8 Blk 4; City Of Forsyt
Utilities
Utilities
Water Available
Sewer type
Public Sewer
Heating system
Heat Pump (Heating), Central
Cooling system
Ceiling Fan(s), Heat Pump, Central Air
Amenities
private deck
separate walk-in entrance
Building Details
Year built
2004
Number of units
2
Building materials
Lap Siding
Roof type
Shingle
Additional Structures
Storage
Listing Agency:
Keller Williams Tri-Lakes · Keller Williams Realty
(417) 336-4999
Listed By:
Miranda Saffle · License #1999112158
(417) 546-0938
Added: May 1
Changed: Aug 19
Last Checked: Aug 20 at 8:06PM
MLS# 60322502
Copyright © 2026 Southern Missouri Regional MLS, LLC (SOMO). All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This well-built duplex features two separate residential units, each with three bedrooms and two bathrooms. Both sides include a private deck, and one unit offers a separate walk-in entrance designed for those who need no stairs. The property includes ample paved parking, plus interior conveniences such as storage and a washer/dryer hookup. Appliances include a refrigerator, and a brand new dishwasher and two new ranges were recently installed. Construction is lap siding with a shingle roof, and the home was built in 2004.
Set on 0.25 acres in Forsyth, MO, the property totals 2,189 square feet. Water is available, and the home connects to public sewer. Heating is central with a heat pump, and cooling is central air with ceiling fans and a heat pump. The location is described as walkable to Forsyth school and nearby businesses and shopping, with proximity to Lake Taneycomo.
For buyers looking for a two-family home layout, this configuration may be attractive as a true duplex setup with individual decks and a mix of access options between the two sides.
Set on 0.25 acres in Forsyth, MO, the property totals 2,189 square feet. Water is available, and the home connects to public sewer. Heating is central with a heat pump, and cooling is central air with ceiling fans and a heat pump. The location is described as walkable to Forsyth school and nearby businesses and shopping, with proximity to Lake Taneycomo.
For buyers looking for a two-family home layout, this configuration may be attractive as a true duplex setup with individual decks and a mix of access options between the two sides.
Key Highlights
- Each side of the duplex offers 3 bedrooms and 2 bathrooms
- Private decks on both units plus a separate walk‑in entrance for one side
- Ample paved parking included
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$19,878
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.88%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$397,560
$397.6K
Cap Rate 7%
$283,971
$284.0K
Cap Rate 9%
$220,867
$220.9K
Market Conditions
NOI Build-Up for 2,189 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$30.7K $14.04/SF
− Vacancy
−$2.3K −$1.07/SF
EGI
$28.4K $12.97/SF
− OpEx
−$8.5K −$3.89/SF
NOI
$19.9K $9.08/SF
Area
Taney County, MO
Vacancy
7.60%
Lease Rate
$14.04 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$397,560
Cap Rate 7%
$283,971
Cap Rate 9%
$220,867
Alternative Uses
Best Use
Multifamily LT 5
$284.0K
$248.5K – $331.3K
NOI $19,878 @ 7.0% cap · market cap 6.88%
Second Best
Apartment 5plus
$252.5K
$221.0K – $294.6K
NOI $17,678 @ 7.0% cap · market cap 6.12%
Theoretical Best
Office A
$427.8K
$374.3K – $499.1K
NOI $29,946 @ 7.0% cap · market cap 10.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
166
Businesses Nearby
Explore this area
Business Placement
Demographics for 65653, MO
5,806
Population
2,894
Households
2
Avg Household Size
50
Median Age
20%
College-Educated
92%
High-School Grad
63.8 sq mi
ZIP Area
91
Density / Sq Mi
$47,929
Median Household Income
$34,470
Median Earnings
$719
Median Rent
$181,400
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Well-built duplex with two private decks and paved parking; each side offers three bedrooms and two baths.
Where is this duplex located?
The property is located at 167-169 Oak Hill Street Forsyth, MO.
What is the asking price?
The asking price for this property is $289,000.
What are key features of this property?
This property features: Each side of the duplex offers 3 bedrooms and 2 bathrooms; Private decks on both units plus a separate walk‑in entrance for one side; Ample paved parking included
