1808 Aurora St S · Eldon, MO 65026

$145,000

2 bd · 1.5 ba · 1,146 sqft · Other public records · 16 Days on market

Built 1975 4.48 ac lot $127/sqft · 7% above area Est $192k · 25% under ↓ 26% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +10.5/30.0
• Appreciation +10.0/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks

INVESTOR, HOMESTEADER & HOBBY FARMER ALERT in the Eldon School District! 4.48, private & fenced acres with diamond in the rough single family home that had been converted from a barn is available for the first time in over 30 years. Home & . 480 acres in Eldon City Limits with city sewer & water. 4 fenced acres out of city limits with lean to barn for your livestock of choice to get respite from weather. Easements for city water & sewer follow the driveway & wet weather creek through acreage & would be ideal to annex into City Limits for developers. Home is being sold AS IS but used as a lucrative rental in years past. A little bit of elbow grease

Key facts

• Lean to barn
• Wet weather creek
• Private fenced acres

Tags

• PRIVATE FENCED ACRES
• CONVERTED FROM A BARN
• LEAN TO BARN
• WET WEATHER CREEK
• NO ZONING RESTRICTIONS
• WALKING DISTANCE TO SCHOOLS

Property features AI

Finance

• Other: Approximately 4.48-acre lot (irregular shape) with sloped, gently sloping, wooded and open areas; city lot with road maintenance agreement; asphalt/gravel/paved access; Additional structures include workshop and shed(s); Possible uses listed include residential, commercial, development, farm, industrial, multi-family, and other

Exterior

• Parking: Open parking; No garage; Gravel parking; Workshop in garage area; 1 garage space (workshop present)
• Utilities: Public water; Public sewer
• Home design: Single family detached residence; Two levels; Fixer condition
• Construction: Masonite exterior; Block and slab foundation; Built on two levels
• Exterior features: Storage; Other exterior features; Cross-fenced lot

Interior

• Kitchen: Cooktop; Dishwasher; Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Propane heating; Radiant heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $145k.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (31.4% below list).
• Recommended offer: $99k (31.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#249 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D, amenities F, commute F.
• Eldon R-I (town): math 46% / reading 54% proficiency, ranked #52 of 324 in MO (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: South Elem. (math 42% / reading 42%, grade F, #481 of 1,115 statewide, top 46%, 566 students, 50% FRL); Eldon Middle (math 45% / reading 56%, grade C, #64 of 391 statewide, top 17%, 423 students, 49% FRL); Eldon High (math 37% / reading 62%, grade D, #124 of 521 statewide, top 28%, 584 students, 40% FRL).
• Market conditions: 106 active listings in the ZIP; 88 units permitted in Miller County in 2024 (31 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (10.0% local appreciation)).
• Miller County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,488 (31.4% 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. Built in 1975 — 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. 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.
6. 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.
7. 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: 0.69% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.23%
• DSCR: 0.90
• GRM: 12.1

CMA / ARV

• ARV (median comp): $192,368
• List price: $145,000
• Delta: -24.62%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.5%
• Equity multiple: 2.74×
• Total profit: $70,597
• Equity at exit: $130,627

10-year hold

• IRR: 19.4%
• Equity multiple: 6.28×
• Total profit: $214,378
• Equity at exit: $281,703

Cash invested: $40,600 (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 65026

• Home prices YoY: 5.3%
• Active inventory: 106
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$40 /mo · $486/yr
• Insurance: −$60
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $-131

Break-even live

Break-even rent $1,161

Max offer price $121,878

Occupancy floor —

Sensitivity live

Price	-10% $-49	-5% $-90	+0% $-131	+5% $-172	+10% $-213
Rent	-10% $-209	-5% $-170	+0% $-131	+5% $-92	+10% $-52
Rate	-1.0pp $-58	-0.5pp $-94	base $-131	+0.5pp $-168	+1.0pp $-207

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $145,000 Active 16 DOM
2. 2026-06-21
   days on market $145,000 Active 15 DOM
3. 2026-06-18
   days on market $145,000 Active 13 DOM
4. 2026-06-17
   days on market $145,000 Active 12 DOM
5. 2026-06-16
   days on market $145,000 Active 11 DOM
6. 2026-06-15
   days on market $145,000 Active 10 DOM
7. 2026-06-13
   days on market $145,000 Active 8 DOM
8. 2026-06-12
   days on market $145,000 Active 7 DOM
9. 2026-06-09
   days on market $145,000 Active 4 DOM
10. 2026-06-08
    days on market $145,000 Active 3 DOM
11. 2026-06-07
    days on market $145,000 Active 2 DOM
12. 2026-06-07
    days on marketlisting id $145,000 Active 1 DOM
13. 2026-06-01
    days on market $145,000 Active 526 DOM
14. 2026-05-31
    days on market $145,000 Active 525 DOM
15. 2025-11-07
    price $150,000 1113-char remark
16. 2025-11-06
    status Active 1113-char remark
17. 2025-11-04
    historical 1113-char remark
18. 2025-06-03
    price $185,000 1113-char remark
19. 2025-04-09
    price $195,000 1113-char remark
20. 2024-12-20
    listed $200,000 Active 1113-char remark

ⓘ 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: $486 · $40/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$921/yr (+$77/mo · 189.5%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,939
• − Mortgage interest: −$8,122
• − Property taxes: −$486
• − Insurance: −$1,392
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$4,218
• Taxable loss: −$4,189
• Est. tax savings @ 24.0%: +$1,005
• After-tax cash flow: $-565/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: Eldon R-I
• NCES district ID: 2911340
• Math proficiency: 46% ▼ -2.00%
• Reading proficiency: 54% ▼ -2.00%
• Median HH income: $34,415
• Composite: 41.27/100
• National rank: #3521
• State rank: #52 of 324 in MO

Livability — Eldon

• Score: 66/100
• State rank: #249
• US rank: #12203

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,648

Population outlook (Miller County) Hauer SSP2

• Today (2025): 25,396 people
• By 2030: 25,344 · -0.2%
• By 2040: 24,740 · -2.6%
• By 2050: 23,415 · -7.8%
• By 2075: 19,426 · -23.5%
• By 2100: 13,742 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Italian 2% Romanian 1%
• Foreign-born: 1% · China, Canada
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 2%

Political lean MEDSL · Miller

• 2024 margin: Solid R (+67.3) · D 15.9% · R 83.2%
• 2008→2024 swing: -30.5pp toward R · 2008: -36.8pp · 2024: -67.3pp
• All cycles: 2024: R+67.3 2020: R+65.7 2016: R+66.0 2012: R+49.4 2008: R+36.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 20.13%
• Current HPI: 400.83
• 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

-25.6% since first listed

5 events — show timeline

• 2026-06-05 Listed $145,000 LOBR
• 2026-05-22 Price Changed $145,000 LOBR
• 2025-11-07 Price Changed $150,000 LOBR
• 2025-06-03 Price Changed $185,000 LOBR
• 2025-04-09 Price Changed $195,000 LOBR

Property tax history

+3.5%/yr

Latest (2025): $486 · +9.5% YoY. Source: county tax records.