1507 W Meadow St · Ozark, MO 65721

$210,000

4 bd · 2.0 ba · 1,053 sqft · Other public records · 20 Days on market

Built 1994 10,019 sqft lot

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Why this score? — see what drove the D+ 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 +17.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Schools +5.2/10.0
• Rent growth +3.8/5.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home to South Ozark Living!Step into spacious comfort in this generously sized 4-bedroom, 2-bath home located on a quiet, family-friendly street in desirable Ozark, MO. This inviting residence offers over 2,000 sq. ft. of living space -- perfect for everyday living and entertaining alike. Enjoy two distinct living areas, providing plenty of room for relaxation and gatherings, along with a thoughtful layout. Please note this house does need some work. The seller is definitely willing to make some repairs.

Key facts

• 0.23 acre lot
• Garage
• Built 1994

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $210k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/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 $182k (13.2% below list).
• Recommended offer: $182k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 2.8% in Ozark — 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 72/100 on livability (#94 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Ozark R-VI (rural): math 60% / reading 62% proficiency, ranked #10 of 324 in MO (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Ozark High (math 47% / reading 64%, grade C, #64 of 521 statewide, top 12%, 1,838 students, 33% FRL) — zoned schools at 33% FRL track the district average.
• Market conditions: Rents rising fast (+5.3%/yr); 379 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 537 units permitted in Christian County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Christian County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,313 (13.2% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 7.13%
• Cash-on-cash: 2.97%
• DSCR: 1.13
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.34% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.59×
• Total profit: $-23,931
• Equity at exit: $31,312

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $5,321
• Equity at exit: $18,157

Cash invested: $58,800 (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 65721

• Rents YoY: 5.3%
• Active inventory: 379
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,823 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$106 /mo · $1,270/yr
• Insurance: −$88
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $90

Break-even live

Break-even rent $1,709

Max offer price $210,000

Occupancy floor 90%

Sensitivity live

Price	-10% $209	-5% $150	+0% $90	+5% $31	+10% $-29
Rent	-10% $-54	-5% $18	+0% $90	+5% $162	+10% $234
Rate	-1.0pp $196	-0.5pp $144	base $90	+0.5pp $36	+1.0pp $-20

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1352 W Kirkwood St Ozark, MO	3.0	2.0	1500	$1,695	$1.13	15d	1	0.63mi
1431 S Treetop Ct Ozark, MO	3.0	2.0	1362	$1,795	$1.32	25d	1	0.67mi
1420 S Treetop Ct Ozark, MO	3.0	2.0	1484	$1,625	$1.10	25d	1	0.72mi
707 E Watermill Cir Ozark, MO	3.0	2.0	1300	$1,495	$1.15	15d	1	1.00mi

Listing history 17 events

1. 2026-05-05
   status Pending 517-char remark

   Show marketing remark (517 chars)

   Welcome Home to South Ozark Living!Step into spacious comfort in this generously sized 4-bedroom, 2-bath home located on a quiet, family-friendly street in desirable Ozark, MO. This inviting residence offers over 2,000 sq. ft. of living space -- perfect for everyday living and entertaining alike. Enjoy two distinct living areas, providing plenty of room for relaxation and gatherings, along with a thoughtful layout. Please note this house does need some work. The seller is definitely willing to make some repairs.

2. 2026-05-04
   price $210,000 517-char remark

   Show marketing remark (517 chars)

   Welcome Home to South Ozark Living!Step into spacious comfort in this generously sized 4-bedroom, 2-bath home located on a quiet, family-friendly street in desirable Ozark, MO. This inviting residence offers over 2,000 sq. ft. of living space -- perfect for everyday living and entertaining alike. Enjoy two distinct living areas, providing plenty of room for relaxation and gatherings, along with a thoughtful layout. Please note this house does need some work. The seller is definitely willing to make some repairs.

3. 2026-04-16
   status Active 517-char remark

   Show marketing remark (517 chars)

   Welcome Home to South Ozark Living!Step into spacious comfort in this generously sized 4-bedroom, 2-bath home located on a quiet, family-friendly street in desirable Ozark, MO. This inviting residence offers over 2,000 sq. ft. of living space -- perfect for everyday living and entertaining alike. Enjoy two distinct living areas, providing plenty of room for relaxation and gatherings, along with a thoughtful layout. Please note this house does need some work. The seller is definitely willing to make some repairs.

4. 2026-01-22
   status Pending 517-char remark

   Show marketing remark (517 chars)

   Welcome Home to South Ozark Living!Step into spacious comfort in this generously sized 4-bedroom, 2-bath home located on a quiet, family-friendly street in desirable Ozark, MO. This inviting residence offers over 2,000 sq. ft. of living space -- perfect for everyday living and entertaining alike. Enjoy two distinct living areas, providing plenty of room for relaxation and gatherings, along with a thoughtful layout. Please note this house does need some work. The seller is definitely willing to make some repairs.

5. 2026-01-21
   listed $220,000 Active 517-char remark

   Show marketing remark (517 chars)

   Welcome Home to South Ozark Living!Step into spacious comfort in this generously sized 4-bedroom, 2-bath home located on a quiet, family-friendly street in desirable Ozark, MO. This inviting residence offers over 2,000 sq. ft. of living space -- perfect for everyday living and entertaining alike. Enjoy two distinct living areas, providing plenty of room for relaxation and gatherings, along with a thoughtful layout. Please note this house does need some work. The seller is definitely willing to make some repairs.

6. 2024-05-01
   historical $1,450
7. 2024-04-24
   listed $1,450
8. 2024-04-17
   historical $1,450
9. 2024-04-11
   listed $1,450
10. 2024-04-10
    historical $1,450
11. 2024-03-13
    listed $1,450
12. 2020-09-30
    soldstatus
13. 2020-09-28
    soldstatus
14. 2020-09-28
    soldstatus
15. 2020-08-19
    soldstatus
16. 2012-12-26
    soldstatus
17. 2005-08-25
    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: $1,270 · $106/mo
• Projected year-2 tax: $2,037 · $170/mo
• Expected delta: +$767/yr (+$64/mo · 60.4%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $21,878
• − Mortgage interest: −$11,763
• − Property taxes: −$1,270
• − Insurance: −$1,716
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − Depreciation: −$6,109
• Taxable loss: −$2,482
• Est. tax savings @ 24.0%: +$596
• After-tax cash flow: $1,677/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: Ozark R-VI
• NCES district ID: 2923430
• Math proficiency: 60% ▼ -1.00%
• Reading proficiency: 62% ▼ -3.00%
• Median HH income: $54,408
• Composite: 52.33/100
• National rank: #1590
• State rank: #10 of 324 in MO

Livability — Ozark

• Score: 72/100
• State rank: #94
• US rank: #6242

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ozark, MO
• County: Christian County · 70,465 people
• City population: 33,452
• Metro: Springfield, MO
• Population (ZIP): 33,452
• Household income: $77,507
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 673.0

Population outlook (Christian County) Hauer SSP2

• Today (2025): 95,071 people
• By 2030: 100,379 · +5.6%
• By 2040: 109,902 · +15.6%
• By 2050: 117,487 · +23.6%
• By 2075: 130,738 · +37.5%
• By 2100: 131,730 · +38.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Italian 3% Slovak 2% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Christian

• 2024 margin: Solid R (+52.2) · D 23.3% · R 75.6% · Other 1.1%
• 2008→2024 swing: -16.4pp toward R · 2008: -35.8pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+50.8 2016: R+54.2 2012: R+46.5 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -103.28%
• Current HPI: 188.699
• Rent YoY: ▲ 5.34%
• Metro: Springfield, 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

+14382.8% since first listed

17 events — show timeline

• 2026-05-05 Pending — SOMO
• 2026-05-04 Price Changed $210,000 SOMO
• 2026-04-16 Relisted — SOMO
• 2026-01-22 Pending — SOMO
• 2026-01-21 Listed $220,000 SOMO
• 2024-05-01 Rental Removed $1,450 APPFOLIO
• 2024-04-24 Listed for Rent $1,450 APPFOLIO
• 2024-04-17 Rental Removed $1,450 APPFOLIO
• 2024-04-11 Listed for Rent $1,450 APPFOLIO
• 2024-04-10 Rental Removed $1,450 APPFOLIO
• 2024-03-13 Listed for Rent $1,450 APPFOLIO
• 2020-09-30 Sold (Public Records) — Public Records
• 2020-09-28 Sold (Public Records) — Public Records
• 2020-09-28 Sold (Public Records) — Public Records
• 2020-08-19 Sold (Public Records) — Public Records
• 2012-12-26 Sold (Public Records) — Public Records
• 2005-08-25 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,270 · +4.7% YoY. Source: county tax records.