927 Broadway St · Edgar Springs, MO 65462

$29,900

2 bd · 1.0 ba · 1,184 sqft · SingleFamily public records · 14 Days on market

Built 1900 1.21 ac lot

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Schools +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investment Opportunity in Edgar Springs! Unlock the potential with this unique property offering two homes situated on a spacious 1.2-acre lot in the quiet rural town of Edgar Springs. Both structures are in need of major repairs, making this a true fixer-upper opportunity for investors, flippers, or those ready to start fresh. The large, level lot provides plenty of room for expansion, redevelopment, or new construction. With city utilities available, the groundwork is in place for your next project. Whether you're looking to grow your rental portfolio, renovate and resell, or build your dream home from the ground up, this property offers endless possibilities at an affordable entry point.

Key facts

• City utilities
• Level lot
• Spacious lot

Tags

• INVESTMENT OPPORTUNITY
• TWO HOMES
• SPACIOUS LOT
• LEVEL LOT
• CITY UTILITIES
• ENDLESS POSSIBILITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $622 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).

Location & tenants

• Location reads 63/100 on livability (#333 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• Phelps County R-III (rural): math 55% / reading 65% proficiency, ranked #42 of 535 in MO (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Phelps Co. Elem. (math 42% / reading 57%, grade D, #284 of 1,115 statewide, top 30%, 157 students, 55% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: 21 active listings in the ZIP; 162 units permitted in Phelps County in 2024 (83 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($207 loan paydown + $1k appreciation (5.0% local appreciation)).
• Phelps County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.39% ✓
• Cap rate: 31.28%
• Cash-on-cash: 89.22%
• DSCR: 4.97
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $127,872
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16639 Private Drive 6201	0.69mi	3/2.0 (+1)	1,200 (+1%)	17mo	$129,900	$108	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 94.8%
• Equity multiple: 6.55×
• Total profit: $46,486
• Equity at exit: $16,890

10-year hold

• IRR: 93.2%
• Equity multiple: 13.69×
• Total profit: $106,277
• Equity at exit: $29,106

Cash invested: $8,372 (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 65462

• Home prices YoY: 3.1%
• Active inventory: 21
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,014 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$10 /mo · $116/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $622

Break-even live

Break-even rent $227

Max offer price $29,900

Occupancy floor 34%

Sensitivity live

Price	-10% $639	-5% $631	+0% $622	+5% $614	+10% $606
Rent	-10% $542	-5% $582	+0% $622	+5% $663	+10% $703
Rate	-1.0pp $638	-0.5pp $630	base $622	+0.5pp $615	+1.0pp $607

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-21
   status Pending
2. 2026-04-07
   listed $29,900 Active
3. 2002-11-22
   soldstatus

ⓘ 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: $116 · $10/mo
• Projected year-2 tax: $290 · $24/mo
• Expected delta: +$174/yr (+$14/mo · 149.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 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: $12,174
• − Mortgage interest: −$1,675
• − Property taxes: −$116
• − Insurance: −$150
• − Repairs & maintenance: −$974
• − Management: −$974
• − Depreciation: −$870
• Taxable income: $7,415
• Est. tax owed @ 24.0%: −$1,780
• After-tax cash flow: $5,690/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: Phelps County R-III
• NCES district ID: 2925080
• Math proficiency: 55% ▲ 5.00%
• Reading proficiency: 65% ▲ 10.00%
• Median HH income: $42,852
• Composite: 51.99/100
• National rank: #3531
• State rank: #42 of 535 in MO

Livability — Edgar Springs

• Score: 63/100
• State rank: #333
• US rank: #15233

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edgar Springs, MO
• Population (ZIP): 1,295

Population outlook (Phelps County) Hauer SSP2

• Today (2025): 44,188 people
• By 2030: 43,524 · -1.5%
• By 2040: 41,211 · -6.7%
• By 2050: 38,977 · -11.8%
• By 2075: 33,846 · -23.4%
• By 2100: 27,828 · -37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 7% Black 1% Hispanic / Latino 1%
• Common ancestry: Serbian 5% Lithuanian 5% Slovak 3%

Political lean MEDSL · Phelps

• 2024 margin: Solid R (+42.9) · D 27.9% · R 70.8% · Other 1.3%
• 2008→2024 swing: -20.7pp toward R · 2008: -22.2pp · 2024: -42.9pp
• All cycles: 2024: R+42.9 2020: R+40.1 2016: R+42.9 2012: R+33.5 2008: R+22.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.97%
• Current HPI: 167.4148
• 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

3 events — show timeline

• 2026-04-21 Pending — MARIS as Distributed by MLS Grid
• 2026-04-07 Listed $29,900 MARIS as Distributed by MLS Grid
• 2002-11-22 Sold (Public Records) — Public Records

Property tax history

-3.0%/yr

Latest (2025): $116 · -39.1% YoY. Source: county tax records.