1401 S Main St · El Dorado Springs, MO 64744

$182,500

3 bd · 2.0 ba · 1,464 sqft · SingleFamily public records · 11 Days on market

Built 2004 0.28 ac lot Est $177k · at est.

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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 +14.4/30.0
• Appreciation +10.0/10.0
• ARV discount +6.1/15.0
• DSCR +4.4/10.0
• Livability +3.1/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Lovely 3 bedroom, 2 bath home built in 2004 has open kitchen/living/dining room, covered 8 X 27 porch. Amazing, mature landscaping with lots of flowering shrubs, on a corner lot in a nice area in town!

Key facts

• 0.28 acre lot
• Built 2004
• Listed 10 days

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; High-speed internet available
• Home design: Single-family residence (residential); One-story living (main-level living orientation)
• Construction: Vinyl siding; Metal roof; Built approximately 21–30 years ago; Slab foundation
• Exterior features: Covered patio; Front porch; Corner lot in city limits; Yard shed(s); Paved public road access

Interior

• Kitchen: Kitchen with island; Dishwasher; Disposal; Microwave; Refrigerator; Electric range
• Bedrooms: 3 bedrooms (all on main level); Bedroom 2 approx. 21.5 x 12; Bedroom 3 approx. 10.8 x 12; Additional main-level room approx. 13 x 13 (could be used as bedroom/office)
• Flooring: Laminate; Luxury vinyl; Tile
• Bathrooms: 2 full bathrooms (both on main level); Bath dimensions approx. 5.7 x 10.8 and 6.8 x 7.6
• Heating & cooling: Forced air heating; Electric cooling (has cooling)
• Interior features: Ceiling fans; Kitchen island; Walk-in closets; Accessible bathroom; Open concept dining/living and kitchen/dining combos
• Laundry & utility: Main-level laundry room (approx. 7.5 x 7.6)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $182k.

Deal economics

• At list price, monthly cash flow is $38 ($456/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 $145k (20.5% below list).
• Recommended offer: $145k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.9% in El Dorado Springs — 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 62/100 on livability (#370 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• El Dorado Springs R-II (town): math 25% / reading 34% proficiency, ranked #279 of 324 in MO (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: El Dorado Springs Elem. (math 26% / reading 34%, grade F, #808 of 1,115 statewide, top 73%, 580 students, 100% FRL); El Dorado Springs High (math 12% / reading 47%, grade F, #382 of 521 statewide, top 78%, 348 students, 40% FRL) — zoned schools average 70% FRL vs 49% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 81 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4 units permitted in Cedar County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Cedar County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $51k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y ago; this cycle's ask is 103% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,000 (20.5% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
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: 0.79% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $177,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 W Hospital Rd	0.17mi	3/2.0	1,414 (-3%)	2mo	$189,900	$134	85
205 E Golden St	0.25mi	3/2.0	1,627 (+11%)	1mo	$234,900	$144	69
201 S Belisle St	0.07mi	4/1.5 (+1)	1,600 (+9%)	9mo	$175,000	$109	67
1406 S Summer St	0.36mi	3/2.0	1,368 (-7%)	10mo	$157,500	$115	64
403 E Twyman Ave	0.35mi	4/2.0 (+1)	1,512 (+3%)	12mo	$70,000	$46	63
705 Sunset Dr	0.56mi	3/2.0	1,560 (+7%)	7mo	$169,500	$109	58
1714 S Jackson St	0.36mi	3/2.5	1,661 (+14%)	3mo	$239,900	$144	56
1704 Witt Dr	0.67mi	3/1.0	1,482 (+1%)	10mo	$150,000	$101	54
1601 Ely Dr	0.65mi	3/2.0	1,300 (-11%)	1mo	$179,900	$138	50
300 W Pine St	0.54mi	3/2.0	1,250 (-15%)	4mo	$75,000	$60	47
1405 S Schrock St	0.65mi	3/2.0	1,266 (-14%)	1mo	$159,500	$126	47
1707 S Witt Dr	0.71mi	4/2.5 (+1)	1,272 (-13%)	10mo	$153,900	$121	30

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.99×
• Total profit: $101,740
• Equity at exit: $164,410

10-year hold

• IRR: 22.0%
• Equity multiple: 6.82×
• Total profit: $297,562
• Equity at exit: $354,557

Cash invested: $51,100 (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 64744

• Home prices YoY: 5.2%
• Active inventory: 81
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$957
• Tax from tax record: −$74 /mo · $893/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $38

Break-even live

Break-even rent $1,402

Max offer price $182,500

Occupancy floor 92%

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: $45,625
• Closing costs: $5,475
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 S Ohio St El Dorado Springs, MO	3.0	2.0	1020	$1,450	$1.42	43d	1	0.80mi

Listing history 12 events

1. 2026-06-18
   days on market $182,500 Active 11 DOM
2. 2026-06-17
   days on market $182,500 Active 10 DOM
3. 2026-06-16
   days on market $182,500 Active 9 DOM
4. 2026-06-15
   days on market $182,500 Active 8 DOM
5. 2026-06-13
   days on market $182,500 Active 6 DOM
6. 2026-06-12
   days on market $182,500 Active 5 DOM
7. 2026-06-09
   days on market $182,500 Active 2 DOM
8. 2026-06-08
   statusdays on market $182,500 Active 1 DOM
9. 2026-06-07
   days on market $182,500 Coming Soon 4 DOM
10. 2026-06-07
    days on market $182,500 Coming Soon 3 DOM
11. 2026-06-04
    remarks 699-char remark
12. 2026-06-04
    listed $182,500 Coming Soon 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: $893 · $74/mo
• Projected year-2 tax: $1,770 · $148/mo
• Expected delta: +$877/yr (+$73/mo · 98.2%)

ⓘ 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 ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,400
• − Mortgage interest: −$10,223
• − Property taxes: −$893
• − Insurance: −$912
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$5,309
• Taxable loss: −$2,722
• Est. tax savings @ 24.0%: +$653
• After-tax cash flow: $1,109/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: El Dorado Springs R-II
• NCES district ID: 2911310
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $31,880
• Composite: 24.02/100
• National rank: #7772
• State rank: #279 of 324 in MO

Livability — El Dorado Springs

• Score: 62/100
• State rank: #370
• US rank: #16324

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Dorado Springs, MO
• Population (ZIP): 8,547

Population outlook (Cedar County) Hauer SSP2

• Today (2025): 13,424 people
• By 2030: 13,080 · -2.6%
• By 2040: 12,434 · -7.4%
• By 2050: 11,841 · -11.8%
• By 2075: 10,171 · -24.2%
• By 2100: 7,744 · -42.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Italian 6% Iranian 3% Romanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · German/W. Germanic 5% Spanish 1%

Political lean MEDSL · Cedar

• 2024 margin: Solid R (+69.6) · D 14.8% · R 84.4%
• 2008→2024 swing: -36.0pp toward R · 2008: -33.6pp · 2024: -69.6pp
• All cycles: 2024: R+69.6 2020: R+65.9 2016: R+63.9 2012: R+47.0 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.88%
• Current HPI: 242.0421
• 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

+103.0% since first listed

6 events — show timeline

• 2026-06-04 Coming Soon $182,500 Heartland MLS as Distributed by MLS Grid
• 2016-12-12 Sold (Public Records) — Public Records
• 2016-12-09 Sold (MLS) — SOMO
• 2016-12-09 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2016-09-06 Listed $89,900 SOMO
• 2016-06-29 Listed $89,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2025): $893 · -2.4% YoY. Source: county tax records.