307 W Eldon St · St. James, MO 65559

$95,900

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 19 Days on market

Built 1947 5,662 sqft lot Est $122k · 22% under

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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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +5.9/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2 bed + 1 bath cottage in STJ! Home is conveniently located within walking distance to parks, schools, and restaurants. Updates include a new metal roof, siding, windows, carpet, vinyl flooring, and paint! Don't miss your chance to own this cozy cottage in the heart of town!

Key facts

• Ample cabinetry
• Laundry room
• Level lot

Tags

• LEVEL LOT
• SPACIOUS LIVING ROOM
• EAT-IN KITCHEN
• AMPLE CABINETRY
• LAUNDRY ROOM
• LARGE PATIO

Property features AI

Exterior

• Parking: Alley access; On-street parking
• Utilities: Public water; Public sewer; 220 volt electric service; Electricity connected; Natural gas available; Sewer connected; Water connected
• Home design: Single-family residence; One level
• Construction: Frame construction with vinyl siding; Metal pitched/sloped roof
• Exterior features: Patio; Awnings; Shed(s); Level lot; Asphalt road frontage on a city street

Interior

• Kitchen: Range; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Varies
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Electric forced-air heating; Window air conditioning units
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Lighting
• Laundry & utility: Laundry room with washer and electric dryer hookups; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 4.1% in St. James — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• St. James R-I (town): math 44% / reading 50% proficiency, ranked #72 of 324 in MO (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lucy Wortham James Elem. (math 54% / reading 52%, grade C, #221 of 1,115 statewide, top 20%, 743 students, 54% FRL); St. James High (math 57% / reading 57%, grade C, #51 of 521 statewide, top 11%, 553 students, 51% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 55 active listings in the ZIP; 162 units permitted in Phelps County in 2024 (83 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $663 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Phelps County population projected at -12% 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 $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,461 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — 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. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.42%
• DSCR: 1.51
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $122,400
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 W Eldon St	0.00mi	2/1.0	816 (0%)	0mo	$95,900	$118	100
220 Aida St	0.26mi	2/1.0	834 (+2%)	3mo	$158,000	$189	82
603 W Springfield St	0.26mi	2/1.0	840 (+3%)	2mo	$64,900	$77	82
94 S Carson St	0.18mi	2/1.0	850 (+4%)	6mo	$159,900	$188	80
433 W Eldon St	0.08mi	2/1.0	720 (-12%)	4mo	$35,000	$49	74
404 Opal St	0.15mi	3/1.0 (+1)	864 (+6%)	12mo	$130,000	$150	68
210 Aida St	0.27mi	2/1.0	912 (+12%)	3mo	$45,000	$49	66
410 N Bourbeuse St	0.16mi	2/1.0	910 (+12%)	13mo	$95,000	$104	62
712 N Meramec St	0.40mi	2/1.0	908 (+11%)	12mo	$150,000	$165	53
310 State Route Dd	0.75mi	2/1.0	924 (+13%)	11mo	$165,000	$179	34

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

Projected returns pro-forma

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

5-year hold

• IRR: 0.7%
• Equity multiple: 1.03×
• Total profit: $695
• Equity at exit: $14,299

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $21,395
• Equity at exit: $8,292

Cash invested: $26,852 (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 65559

• Home prices YoY: -20.7%
• Active inventory: 55
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,044 medium
• Mortgage (P&I): −$503
• Tax from tax record: −$26 /mo · $318/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $256

Break-even live

Break-even rent $721

Max offer price $95,900

Occupancy floor 71%

Sensitivity live

Price	-10% $310	-5% $283	+0% $256	+5% $228	+10% $201
Rent	-10% $173	-5% $214	+0% $256	+5% $297	+10% $338
Rate	-1.0pp $304	-0.5pp $280	base $256	+0.5pp $231	+1.0pp $205

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: $23,975
• Closing costs: $2,877
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-29
   status Pending
2. 2026-04-10
   listed $95,900 Active
3. 2021-07-08
   soldstatus Closed 284-char remark

   Show marketing remark (284 chars)

   Charming 2 bed + 1 bath cottage in STJ! Home is conveniently located within walking distance to parks, schools, and restaurants. Updates include a new metal roof, siding, windows, carpet, vinyl flooring, and paint! Don't miss your chance to own this cozy cottage in the heart of town!

4. 2021-05-17
   status Pending 284-char remark

   Show marketing remark (284 chars)

   Charming 2 bed + 1 bath cottage in STJ! Home is conveniently located within walking distance to parks, schools, and restaurants. Updates include a new metal roof, siding, windows, carpet, vinyl flooring, and paint! Don't miss your chance to own this cozy cottage in the heart of town!

5. 2021-04-21
   listed $77,000 Active 284-char remark

   Show marketing remark (284 chars)

   Charming 2 bed + 1 bath cottage in STJ! Home is conveniently located within walking distance to parks, schools, and restaurants. Updates include a new metal roof, siding, windows, carpet, vinyl flooring, and paint! Don't miss your chance to own this cozy cottage in the heart of town!

6. 2004-11-03
   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: $318 · $26/mo
• Projected year-2 tax: $930 · $78/mo
• Expected delta: +$612/yr (+$51/mo · 192.6%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 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: $12,530
• − Mortgage interest: −$5,372
• − Property taxes: −$318
• − Insurance: −$480
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$2,790
• Taxable income: $1,566
• Est. tax owed @ 24.0%: −$376
• After-tax cash flow: $2,691/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: St. James R-I
• NCES district ID: 2929250
• Math proficiency: 44% ▲ 7.00%
• Reading proficiency: 50% ▲ 3.00%
• Median HH income: $44,308
• Composite: 39.74/100
• National rank: #3894
• State rank: #72 of 324 in MO

Livability — St. James

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

Census & demographics

• Census place: St. James, MO
• County: Phelps County · 42,017 people
• Metro: Rolla, MO
• Population (ZIP): 9,303
• Household income: $61,750
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 70.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Italian 2% Iranian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 1% Chinese 1%

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: ▼ -46.56%
• Current HPI: 177.961
• Rent YoY: —
• Metro: Rolla, MO
• 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

+24.5% since first listed

6 events — show timeline

• 2026-04-29 Pending — MARIS as Distributed by MLS Grid
• 2026-04-10 Listed $95,900 MARIS as Distributed by MLS Grid
• 2021-07-08 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-05-17 Pending — MARIS as Distributed by MLS Grid
• 2021-04-21 Listed $77,000 MARIS as Distributed by MLS Grid
• 2004-11-03 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $318 · +14.5% YoY. Source: county tax records.