305 S Elm St · Sweet Springs, MO 65351

$92,000

2 bd · 1.0 ba · 807 sqft · Other · 18 Days on market

6,568 sqft lot

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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).

• Cash flow +21.6/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• DSCR +6.9/10.0
• 1% rule +4.3/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 2-bedroom, 1-bathroom bungalow is waiting for your personal touch. With a brand-new roof installed in 2024, the foundation is set for your vision. Whether you're looking to renovate for resale or create a cozy retreat, this property offers endless potential. Don't miss this opportunity to transform this charming fixer-upper into your dream property.

Key facts

• Rear parking
• Local shopping
• 6,568 sq ft lot

Tags

• DEDICATED OFFICE SPACE
• CENTRAL HEATING AND COOLING
• REAR PARKING
• LOCAL SHOPPING

Property features AI

Finance

• Other: Directions available: I-70 to Exit 66 at Sweet Springs, South on MO-127, Left on Marshall, Right on Elm; property is on the left.
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Bungalow-style; Living area reported as 807 above-grade finished
• Construction: Block and vinyl siding construction; Composition roof; Estimated age: 76–100 years
• Exterior features: Not in a flood plain; Lot about 6,568 square feet

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet in the living room
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Bungalow floor plan; Crawl space basement
• Laundry & utility: Main-level laundry room; Main-level utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $92k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $86k (6.5% below list).
• Recommended offer: $86k (6.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#302 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Sweet Springs R-VII (rural): math 37% / reading 45% proficiency, ranked #135 of 324 in MO (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP; 11 units permitted in Saline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($636 loan paydown + $4k appreciation (4.0% local appreciation)).
• Saline County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $85,986 (6.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.93% ✗
• Cap rate: 8.12%
• Cash-on-cash: 6.52%
• DSCR: 1.29
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 1.97×
• Total profit: $25,115
• Equity at exit: $46,866

10-year hold

• IRR: 17.0%
• Equity multiple: 3.75×
• Total profit: $70,763
• Equity at exit: $76,830

Cash invested: $25,760 (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 65351

• Home prices YoY: 3.9%
• Active inventory: 16
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $860 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$19 /mo · $223/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $140

Break-even live

Break-even rent $683

Max offer price $92,000

Occupancy floor 79%

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-19
   days on market $92,000 Active 18 DOM
2. 2026-06-18
   days on market $92,000 Active 17 DOM
3. 2026-06-17
   days on market $92,000 Active 16 DOM
4. 2026-06-16
   days on market $92,000 Active 15 DOM
5. 2026-06-16
   price $92,000 Active 14 DOM
6. 2026-06-15
   days on market $99,900 Active 14 DOM
7. 2026-06-14
   days on market $99,900 Active 12 DOM
8. 2026-06-12
   days on market $99,900 Active 11 DOM
9. 2026-06-09
   days on market $99,900 Active 8 DOM
10. 2026-06-08
    days on market $99,900 Active 7 DOM
11. 2026-06-07
    days on market $99,900 Active 6 DOM
12. 2026-06-05
    days on market $99,900 Active 3 DOM
13. 2026-06-01
    remarks 295-char remark
14. 2026-06-01
    listed $99,900 Active 1 DOM

ⓘ 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: $223 · $19/mo
• Projected year-2 tax: $892 · $74/mo
• Expected delta: +$669/yr (+$56/mo · 299.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,318
• − Mortgage interest: −$5,153
• − Property taxes: −$223
• − Insurance: −$460
• − Repairs & maintenance: −$825
• − Management: −$825
• − Depreciation: −$2,676
• Taxable income: $154
• Est. tax owed @ 24.0%: −$37
• After-tax cash flow: $1,642/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: Sweet Springs R-VII
• NCES district ID: 2929880
• Math proficiency: 37% ▼ -14.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $42,522
• Composite: 34.58/100
• National rank: #5164
• State rank: #135 of 324 in MO

Livability — Sweet Springs

• Score: 64/100
• State rank: #302
• US rank: #13860

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sweet Springs, MO
• Population (ZIP): 2,224

Population outlook (Saline County) Hauer SSP2

• Today (2025): 22,716 people
• By 2030: 22,343 · -1.6%
• By 2040: 21,596 · -4.9%
• By 2050: 21,171 · -6.8%
• By 2075: 20,680 · -9.0%
• By 2100: 20,147 · -11.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 4% Italian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+40.4) · D 29.2% · R 69.7% · Other 1.1%
• 2008→2024 swing: -37.9pp toward R · 2008: -2.5pp · 2024: -40.4pp
• All cycles: 2024: R+40.4 2020: R+37.3 2016: R+34.5 2012: R+14.4 2008: R+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.04%
• Current HPI: 107.2676
• 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

+122.0% since first listed

6 events — show timeline

• 2026-06-01 Listed $99,900 Heartland MLS as Distributed by MLS Grid
• 2025-06-24 Sold (Public Records) — Public Records
• 2025-06-23 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2025-05-21 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-05-15 Price Changed $35,000 Heartland MLS as Distributed by MLS Grid
• 2025-04-11 Listed $45,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.7%/yr

Latest (2025): $223 · +10.3% YoY. Source: county tax records.