203 E Springfield St · Everton, MO 65646

$30,000

2 bd · 1.0 ba · 1,370 sqft · Other public records · 305 Days on market

Built 1873 0.44 ac lot $22/sqft · 80% below area ↓ 19% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Schools +2.8/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Two-story home on nearly a half-acre lot in Everton, MO. The house will need full renovation or removal, but the property offers plenty of space and potential. A storage shed is also included, making this a great opportunity for a project or new build.

Key facts

• Storage shed
• Half acre lot
• Two story home

Tags

• TWO STORY HOME
• HALF ACRE LOT
• STORAGE SHED

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $664 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#804 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Everton R-III (rural): math 20% / reading 40% proficiency, ranked #459 of 535 in MO (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($207 loan paydown + $1k appreciation (4.0% local appreciation)).
• Dade County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 305 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1873 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 305 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1873 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 3.66% ✓
• Cap rate: 32.86%
• Cash-on-cash: 94.87%
• DSCR: 5.22
• GRM: 2.3

CMA / ARV

• ARV (median comp): $153,757
• List price: $30,000
• Delta: -80.49%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 99.7%
• Equity multiple: 6.67×
• Total profit: $47,613
• Equity at exit: $15,287

10-year hold

• IRR: 98.7%
• Equity multiple: 13.89×
• Total profit: $108,251
• Equity at exit: $25,065

Cash invested: $8,400 (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 65646

• Home prices YoY: 1.7%
• Active inventory: 26
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,099 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$34 /mo · $408/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $664

Break-even live

Break-even rent $258

Max offer price $30,000

Occupancy floor 35%

Sensitivity live

Price	-10% $681	-5% $673	+0% $664	+5% $656	+10% $647
Rent	-10% $577	-5% $621	+0% $664	+5% $707	+10% $751
Rate	-1.0pp $679	-0.5pp $672	base $664	+0.5pp $656	+1.0pp $648

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $30,000 Active 305 DOM
2. 2026-06-18
   days on market $30,000 Active 303 DOM
3. 2026-06-17
   days on market $30,000 Active 302 DOM
4. 2026-06-16
   days on market $30,000 Active 301 DOM
5. 2026-06-15
   days on market $30,000 Active 300 DOM
6. 2026-06-13
   days on market $30,000 Active 298 DOM
7. 2026-06-12
   pricedays on market $30,000 Active 297 DOM
8. 2026-06-09
   days on market $31,500 Active 294 DOM
9. 2026-06-08
   days on market $31,500 Active 293 DOM
10. 2026-06-07
    days on market $31,500 Active 292 DOM
11. 2026-06-05
    days on market $31,500 Active 290 DOM
12. 2026-06-04
    days on market $31,500 Active 288 DOM
13. 2026-06-02
    days on market $31,500 Active 287 DOM
14. 2026-06-01
    days on market $31,500 Active 286 DOM
15. 2026-05-31
    days on market $31,500 Active 285 DOM
16. 2025-11-05
    price $31,500 252-char remark

    Show marketing remark (252 chars)

    Two-story home on nearly a half-acre lot in Everton, MO. The house will need full renovation or removal, but the property offers plenty of space and potential. A storage shed is also included, making this a great opportunity for a project or new build.

17. 2025-08-19
    listed $39,000 Active 252-char remark

    Show marketing remark (252 chars)

    Two-story home on nearly a half-acre lot in Everton, MO. The house will need full renovation or removal, but the property offers plenty of space and potential. A storage shed is also included, making this a great opportunity for a project or new build.

ⓘ 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: $408 · $34/mo
• Projected year-2 tax: $408 · $34/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,183
• − Mortgage interest: −$1,680
• − Property taxes: −$408
• − Insurance: −$150
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$873
• Taxable income: $7,963
• Est. tax owed @ 24.0%: −$1,911
• After-tax cash flow: $6,058/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: Everton R-III
• NCES district ID: 2911580
• Math proficiency: 20% ▼ -5.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $40,988
• Composite: 28.14/100
• National rank: #12203
• State rank: #459 of 535 in MO

Livability — Everton

• Score: 54/100
• State rank: #804
• US rank: #24183

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Everton, MO
• Population (ZIP): 1,812

Population outlook (Dade County) Hauer SSP2

• Today (2025): 7,043 people
• By 2030: 6,687 · -5.1%
• By 2040: 5,989 · -15.0%
• By 2050: 5,324 · -24.4%
• By 2075: 4,122 · -41.5%
• By 2100: 3,168 · -55.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2% Native American 1%
• Common ancestry: Lithuanian 9% Italian 5% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Dade

• 2024 margin: Solid R (+67.1) · D 16.0% · R 83.2%
• 2008→2024 swing: -26.3pp toward R · 2008: -40.9pp · 2024: -67.1pp
• All cycles: 2024: R+67.1 2020: R+67.0 2016: R+64.5 2012: R+50.2 2008: R+40.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.04%
• Current HPI: 245.0109
• 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

-19.2% since first listed

2 events — show timeline

• 2025-11-05 Price Changed $31,500 SOMO
• 2025-08-19 Listed $39,000 SOMO

Property tax history

-2.3%/yr

Latest (2025): $408 · +17.7% YoY. Source: county tax records.