30560 Pecan Dr · Edwards, MO 63526

$100,000

3 bd · 1.0 ba · 930 sqft · SingleFamily · 99 Days on market

Fair condition $108/sqft · 42% below area Est $172k · 42% under $8/mo HOA · 1% of rent ↓ 7% since listing

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Why this score? — see what drove the B- 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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +6.0/10.0
• Appreciation +5.0/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Tucked away in a quiet neighborhood at the 76 mile marker, this fisherman’s dream offers incredible potential and unbeatable lake living. This 3-bedroom, 1-bath home features a huge lake view and convenient lake access, with a boat launch right in front of the home—making it easy to get out on the water anytime the fish are biting. The property includes multiple outbuildings and a large garage/shop, providing plenty of space for boats, gear, tools, or hobbies. Inside, you’ll find a beautiful four-seasons room where you can relax and enjoy the scenic lake views year-round. With tons of potential, this home is a great opportunity to create your own custom lake retreat. With great fishing nearby and a bait shop just a couple doors down, everything you need for the perfect day on the water is close at hand. The neighborhood also provides a lakefront community pavilion for you to use/reserve for your next get together. So whether you're looking for a weekend escape or a full time lake view home, this property could be your dream retreat at the lake at a budget that won't break the bank.

Key facts

• Boat launch
• Four-seasons room
• Lake view

Tags

• LAKE VIEW
• LAKE ACCESS
• BOAT LAUNCH
• FOUR-SEASONS ROOM
• MULTIPLE OUTBUILDINGS
• LAKEFRONT COMMUNITY PAVILION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Warsaw R-IX (rural): math 30% / reading 42% proficiency, ranked #222 of 324 in MO (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 1 active listings in the ZIP; 9 units permitted in Benton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.0% local appreciation)).
• Benton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Recommended offer $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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 does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.10% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.20%
• DSCR: 1.32
• GRM: 7.6

CMA / ARV

• ARV (median comp): $172,098
• List price: $100,000
• Delta: -41.89%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.2%
• Equity multiple: 1.81×
• Total profit: $22,762
• Equity at exit: $44,964

10-year hold

• IRR: 16.1%
• Equity multiple: 3.36×
• Total profit: $66,089
• Equity at exit: $69,295

Cash invested: $28,000 (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 63526

• Active inventory: 1
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,097 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$8
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $168

Break-even live

Break-even rent $885

Max offer price $100,000

Occupancy floor 80%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $8 · $96/yr
• Likely covers: water

Listing history 23 events

1. 2026-06-18
   days on market $100,000 Active 99 DOM
2. 2026-06-17
   price $100,000 Active 98 DOM
3. 2026-06-17
   days on market $119,900 Active 98 DOM
4. 2026-06-16
   days on market $119,900 Active 97 DOM
5. 2026-06-15
   days on market $119,900 Active 96 DOM
6. 2026-06-13
   days on market $119,900 Active 94 DOM
7. 2026-06-12
   days on market $119,900 Active 93 DOM
8. 2026-06-09
   days on market $119,900 Active 90 DOM
9. 2026-06-08
   days on market $119,900 Active 89 DOM
10. 2026-06-07
    days on market $119,900 Active 88 DOM
11. 2026-06-07
    days on market $119,900 Active 87 DOM
12. 2026-06-04
    days on market $119,900 Active 84 DOM
13. 2026-06-02
    days on market $119,900 Active 83 DOM
14. 2026-06-01
    price $119,900 Active 82 DOM
15. 2026-06-01
    days on market $125,900 Active 82 DOM
16. 2026-05-31
    days on market $125,900 Active 81 DOM
17. 2026-05-31
    days on market $125,900 Active 80 DOM
18. 2026-05-18
    price $125,900 1116-char remark

    Show marketing remark (1116 chars)

    Tucked away in a quiet neighborhood at the 76 mile marker, this fisherman’s dream offers incredible potential and unbeatable lake living. This 3-bedroom, 1-bath home features a huge lake view and convenient lake access, with a boat launch right in front of the home—making it easy to get out on the water anytime the fish are biting. The property includes multiple outbuildings and a large garage/shop, providing plenty of space for boats, gear, tools, or hobbies. Inside, you’ll find a beautiful four-seasons room where you can relax and enjoy the scenic lake views year-round. With tons of potential, this home is a great opportunity to create your own custom lake retreat. With great fishing nearby and a bait shop just a couple doors down, everything you need for the perfect day on the water is close at hand. The neighborhood also provides a lakefront community pavilion for you to use/reserve for your next get together. So whether you're looking for a weekend escape or a full time lake view home, this property could be your dream retreat at the lake at a budget that won't break the bank.

19. 2026-05-11
    price $126,900 1116-char remark

    Show marketing remark (1116 chars)

    Tucked away in a quiet neighborhood at the 76 mile marker, this fisherman’s dream offers incredible potential and unbeatable lake living. This 3-bedroom, 1-bath home features a huge lake view and convenient lake access, with a boat launch right in front of the home—making it easy to get out on the water anytime the fish are biting. The property includes multiple outbuildings and a large garage/shop, providing plenty of space for boats, gear, tools, or hobbies. Inside, you’ll find a beautiful four-seasons room where you can relax and enjoy the scenic lake views year-round. With tons of potential, this home is a great opportunity to create your own custom lake retreat. With great fishing nearby and a bait shop just a couple doors down, everything you need for the perfect day on the water is close at hand. The neighborhood also provides a lakefront community pavilion for you to use/reserve for your next get together. So whether you're looking for a weekend escape or a full time lake view home, this property could be your dream retreat at the lake at a budget that won't break the bank.

20. 2026-05-04
    price $127,900 1116-char remark

    Show marketing remark (1116 chars)

    Tucked away in a quiet neighborhood at the 76 mile marker, this fisherman’s dream offers incredible potential and unbeatable lake living. This 3-bedroom, 1-bath home features a huge lake view and convenient lake access, with a boat launch right in front of the home—making it easy to get out on the water anytime the fish are biting. The property includes multiple outbuildings and a large garage/shop, providing plenty of space for boats, gear, tools, or hobbies. Inside, you’ll find a beautiful four-seasons room where you can relax and enjoy the scenic lake views year-round. With tons of potential, this home is a great opportunity to create your own custom lake retreat. With great fishing nearby and a bait shop just a couple doors down, everything you need for the perfect day on the water is close at hand. The neighborhood also provides a lakefront community pavilion for you to use/reserve for your next get together. So whether you're looking for a weekend escape or a full time lake view home, this property could be your dream retreat at the lake at a budget that won't break the bank.

21. 2026-04-27
    price $128,900 1116-char remark

    Show marketing remark (1116 chars)

    Tucked away in a quiet neighborhood at the 76 mile marker, this fisherman’s dream offers incredible potential and unbeatable lake living. This 3-bedroom, 1-bath home features a huge lake view and convenient lake access, with a boat launch right in front of the home—making it easy to get out on the water anytime the fish are biting. The property includes multiple outbuildings and a large garage/shop, providing plenty of space for boats, gear, tools, or hobbies. Inside, you’ll find a beautiful four-seasons room where you can relax and enjoy the scenic lake views year-round. With tons of potential, this home is a great opportunity to create your own custom lake retreat. With great fishing nearby and a bait shop just a couple doors down, everything you need for the perfect day on the water is close at hand. The neighborhood also provides a lakefront community pavilion for you to use/reserve for your next get together. So whether you're looking for a weekend escape or a full time lake view home, this property could be your dream retreat at the lake at a budget that won't break the bank.

22. 2026-04-17
    price $129,900 1116-char remark

    Show marketing remark (1116 chars)

    Tucked away in a quiet neighborhood at the 76 mile marker, this fisherman’s dream offers incredible potential and unbeatable lake living. This 3-bedroom, 1-bath home features a huge lake view and convenient lake access, with a boat launch right in front of the home—making it easy to get out on the water anytime the fish are biting. The property includes multiple outbuildings and a large garage/shop, providing plenty of space for boats, gear, tools, or hobbies. Inside, you’ll find a beautiful four-seasons room where you can relax and enjoy the scenic lake views year-round. With tons of potential, this home is a great opportunity to create your own custom lake retreat. With great fishing nearby and a bait shop just a couple doors down, everything you need for the perfect day on the water is close at hand. The neighborhood also provides a lakefront community pavilion for you to use/reserve for your next get together. So whether you're looking for a weekend escape or a full time lake view home, this property could be your dream retreat at the lake at a budget that won't break the bank.

23. 2026-03-11
    listed $134,900 Active 1116-char remark

    Show marketing remark (1116 chars)

    Tucked away in a quiet neighborhood at the 76 mile marker, this fisherman’s dream offers incredible potential and unbeatable lake living. This 3-bedroom, 1-bath home features a huge lake view and convenient lake access, with a boat launch right in front of the home—making it easy to get out on the water anytime the fish are biting. The property includes multiple outbuildings and a large garage/shop, providing plenty of space for boats, gear, tools, or hobbies. Inside, you’ll find a beautiful four-seasons room where you can relax and enjoy the scenic lake views year-round. With tons of potential, this home is a great opportunity to create your own custom lake retreat. With great fishing nearby and a bait shop just a couple doors down, everything you need for the perfect day on the water is close at hand. The neighborhood also provides a lakefront community pavilion for you to use/reserve for your next get together. So whether you're looking for a weekend escape or a full time lake view home, this property could be your dream retreat at the lake at a budget that won't break the bank.

ⓘ 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 4/10 Moderate 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,169
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − HOA: −$96
• − Depreciation: −$2,909
• Taxable income: $456
• Est. tax owed @ 24.0%: −$109
• After-tax cash flow: $1,906/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 · 13 photos

Fair 45/100 Moderate rehab

This property requires significant repairs and updates to improve its condition and value. The roof, siding, and interior walls are in poor condition, and the yard is bare and unkempt. Upgrades to these areas would significantly enhance the property's resale and rental value.

Repairs flagged

• Major kitchen cabinets — severe wear
• Major bathroom fixtures — dated and worn
• Major roof — visible rust and wear
• Major exterior siding — weathered and peeling
• Major interior walls — dated and peeling paint
• Major landscaping — bare and unkempt yard

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal
• Resale replace carpet — new carpet improves comfort and appearance
• Resale repair roof — new roof ensures durability and enhances value
• Resale repair siding — new siding improves curb appeal and durability
• Resale landscape yard — new landscaping enhances curb appeal and property value
• Resale update kitchen cabinets — new cabinets improve functionality and appearance
• Resale update bathroom fixtures — new fixtures enhance functionality and appearance
• Rental install new flooring — new flooring improves comfort and appearance
• Both repair foundation — repairing foundation ensures structural integrity and enhances value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severe wear	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
roof · visible rust and wear	Major	$15,000–50,000
exterior siding · weathered and peeling	Major	$15,000–50,000
interior walls · dated and peeling paint	Major	$15,000–50,000
landscaping · bare and unkempt yard	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Resale replace carpet — new carpet improves comfort and appearance ↑
• Resale repair roof — new roof ensures durability and enhances value ↑
• Resale repair siding — new siding improves curb appeal and durability ↑
• Resale landscape yard — new landscaping enhances curb appeal and property value ↑
• Resale update kitchen cabinets — new cabinets improve functionality and appearance ↑
• Resale update bathroom fixtures — new fixtures enhance functionality and appearance ↑
• Rental install new flooring — new flooring improves comfort and appearance ↑
• Both repair foundation — repairing foundation ensures structural integrity and enhances value ↑

ⓘ 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: Warsaw R-IX
• NCES district ID: 2931070
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 42% ▲ 4.00%
• Median HH income: $33,160
• Composite: 29.53/100
• National rank: #6495
• State rank: #222 of 324 in MO

Livability — Edwards

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-6.7% since first listed

6 events — show timeline

• 2026-05-18 Price Changed $125,900 LOBR
• 2026-05-11 Price Changed $126,900 LOBR
• 2026-05-04 Price Changed $127,900 LOBR
• 2026-04-27 Price Changed $128,900 LOBR
• 2026-04-17 Price Changed $129,900 LOBR
• 2026-03-11 Listed $134,900 LOBR