2122 N 21st St · Ozark, MO 65721

$295,000

4 bd · 2.0 ba · 1,656 sqft · Other public records · 118 Days on market

Built 2022 0.30 ac lot $178/sqft · 20% below area Est $370k · 20% under $31/mo HOA · 2% of rent ↓ 3% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +6.1/30.0
• Schools +5.2/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to Creek Bridge, where convenience, comfort, and community come together. Why rent when you can own a beautifully upgraded, move-in ready 4-bedroom home in one of Ozark's most desirable established neighborhoods?Designed with everyday living and entertaining in mind, this home features a split-bedroom, open-concept floor plan and a spacious 3-car garage. Luxury vinyl plank flooring flows through the main living areas, complemented by cozy carpeted bedrooms and a primary suite retreat. The kitchen is the heart of the home--complete with stained cabinetry, stainless appliances, granite countertops, island seating, pantry storage, and a bright dining space perfect for gatherings. A thoughtfully designed drop zone with bench seating adds both style and function right off the garage entry. Step outside to a fully fenced backyard offering privacy, security, and room to relax or play, plus added perks like an irrigation system and water softener already in place. Located in the sought-after Creek Bridge community, residents enjoy access to neighborhood amenities including a swimming pool, basketball court, gazebo, and clubhouse--all just minutes from the conveniences of Ozark.

Key facts

• Stained cabinetry
• Upgraded home
• Island seating

Tags

• UPGRADED HOME
• OPEN-CONCEPT FLOOR PLAN
• STAINED CABINETRY
• STAINLESS APPLIANCES
• GRANITE COUNTERTOPS
• ISLAND SEATING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $295k.

Deal economics

• At list price, monthly cash flow is $-546 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (32.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (38.2% below list).
• Recommended offer: $182k (38.2% below list) — sets the bar for 1% rule.
• Cap rate 4.1% 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.
• Market conditions: Rents rising fast (+5.3%/yr); 379 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $9k 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 118 days — a 9% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.

Recommended offer $182,348 (38.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.62% ✗
• Cap rate: 4.07%
• Cash-on-cash: -7.93%
• DSCR: 0.65
• GRM: 13.5

CMA / ARV

• ARV (median comp): $370,209
• List price: $295,000
• Delta: -20.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -27.8%
• Equity multiple: 0.05×
• Total profit: $-78,169
• Equity at exit: $43,985

10-year hold

• IRR: -19.6%
• Equity multiple: -0.14×
• Total profit: $-93,927
• Equity at exit: $25,506

Cash invested: $82,600 (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: 13.5×

Monthly cashflow live

• Estimated rent: $1,823 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$285 /mo · $3,424/yr
• Insurance: −$123
• HOA: −$31
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-546

Break-even live

Break-even rent $2,514

Max offer price $198,602

Occupancy floor —

Sensitivity live

Price	-10% $-379	-5% $-462	+0% $-546	+5% $-629	+10% $-713
Rent	-10% $-690	-5% $-618	+0% $-546	+5% $-474	+10% $-402
Rate	-1.0pp $-397	-0.5pp $-471	base $-546	+0.5pp $-622	+1.0pp $-700

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2349 N 20th St Unit A 222 Ozark, MO	3.0	2.0	1165	$1,575	$1.35	14d	1	0.11mi
2349 N 20th St Unit B 102 Ozark, MO	3.0	2.0	1165	$1,595	$1.37	44d	1	0.11mi
2349 N 20th St Unit A 402 Ozark, MO	3.0	2.0	1165	$1,675	$1.44	44d	1	0.11mi
2013 N Cedarwood Ct Ozark, MO	3.0	2.0	1596	$1,795	$1.12	44d	1	0.48mi
1717 N 16th St Ozark, MO	3.0	2.0	1066	$1,495	$1.40	44d	1	0.62mi
2175 W Parkview Ave Ozark, MO	3.0	2.0	1725	$2,195	$1.27	14d	1	0.78mi
2191 W Parkview Ave Ozark, MO	3.0	2.5	1533	$2,195	$1.43	14d	2	0.78mi
1017 N 26th St Ozark, MO	3.0	2.0	1500	$1,400	$0.93	44d	1	0.92mi
1009 N 24th St Ozark, MO	3.0	2.0	1224	$1,600	$1.31	14d	2	0.92mi

HOA detail

• Monthly dues: $31 · $372/yr
• Likely covers: waterpoolsecurity

Listing history 26 events

1. 2026-06-21
   days on market $295,000 Active 118 DOM
2. 2026-06-18
   days on market $295,000 Active 115 DOM
3. 2026-06-17
   days on market $295,000 Active 114 DOM
4. 2026-06-16
   days on market $295,000 Active 113 DOM
5. 2026-06-15
   days on market $295,000 Active 112 DOM
6. 2026-06-14
   days on market $295,000 Active 110 DOM
7. 2026-06-13
   days on market $295,000 Active 109 DOM
8. 2026-06-10
   days on market $295,000 Active 107 DOM
9. 2026-06-09
   days on market $295,000 Active 106 DOM
10. 2026-06-08
    days on market $295,000 Active 105 DOM
11. 2026-06-07
    days on market $295,000 Active 104 DOM
12. 2026-06-05
    days on market $295,000 Active 101 DOM
13. 2026-06-03
    days on market $295,000 Active 100 DOM
14. 2026-06-02
    days on market $295,000 Active 99 DOM
15. 2026-06-01
    days on market $295,000 Active 98 DOM
16. 2026-05-31
    days on market $295,000 Active 97 DOM
17. 2026-05-30
    days on market $295,000 Active 96 DOM
18. 2026-02-23
    listed $295,000 Active 1201-char remark

    Show marketing remark (1201 chars)

    Welcome home to Creek Bridge, where convenience, comfort, and community come together. Why rent when you can own a beautifully upgraded, move-in ready 4-bedroom home in one of Ozark's most desirable established neighborhoods?Designed with everyday living and entertaining in mind, this home features a split-bedroom, open-concept floor plan and a spacious 3-car garage. Luxury vinyl plank flooring flows through the main living areas, complemented by cozy carpeted bedrooms and a primary suite retreat. The kitchen is the heart of the home--complete with stained cabinetry, stainless appliances, granite countertops, island seating, pantry storage, and a bright dining space perfect for gatherings. A thoughtfully designed drop zone with bench seating adds both style and function right off the garage entry. Step outside to a fully fenced backyard offering privacy, security, and room to relax or play, plus added perks like an irrigation system and water softener already in place. Located in the sought-after Creek Bridge community, residents enjoy access to neighborhood amenities including a swimming pool, basketball court, gazebo, and clubhouse--all just minutes from the conveniences of Ozark.

19. 2026-01-14
    price $295,000
20. 2025-09-21
    listed $309,000 Active
21. 2024-06-11
    price $315,000
22. 2024-04-15
    price $320,000
23. 2024-04-03
    listed $329,900 Active
24. 2022-07-27
    soldstatus Closed
25. 2022-05-24
    historical
26. 2022-05-20
    listed $304,900

ⓘ 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: $3,424 · $285/mo
• Projected year-2 tax: $3,424 · $285/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $21,882
• − Mortgage interest: −$16,525
• − Property taxes: −$3,424
• − Insurance: −$1,475
• − Repairs & maintenance: −$1,751
• − Management: −$1,751
• − HOA: −$372
• − Depreciation: −$8,582
• Taxable loss: −$11,996
• Est. tax savings @ 24.0%: +$2,879
• After-tax cash flow: $-3,669/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

-3.2% since first listed

9 events — show timeline

• 2026-02-23 Listed $295,000 SOMO
• 2026-01-14 Price Changed $295,000 SOMO
• 2025-09-21 Listed $309,000 SOMO
• 2024-06-11 Price Changed $315,000 SOMO
• 2024-04-15 Price Changed $320,000 SOMO
• 2024-04-03 Listed $329,900 SOMO
• 2022-07-27 Sold (MLS) — SOMO
• 2022-05-24 Delisted — SOMO
• 2022-05-20 Listed $304,900 SOMO

Property tax history

+79.2%/yr

Latest (2025): $3,424 · -1.1% YoY. Source: county tax records.