447 W Highway W · Eldon, MO 65026

$199,999

3 bd · 1.0 ba · 1,176 sqft · Other · 44 Days on market

Built 1970 0.46 ac lot $170/sqft · 51% below area

---

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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.9/30.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.3/10.0
• 1% rule +0.0/10.0

Listing remarks MLS

Welcome to this beautifully renovated, move-in-ready home located at 447 Hwy W in Eldon! This charming 3-bedroom, 1-bath property has been completely redone from top to bottom, offering the perfect blend of modern updates and cozy comfort. Step inside to a stunning kitchen featuring butcher block countertops, a stylish tile backsplash, and a clean, modern feel that's perfect for everyday living or entertaining. The home also includes all new wiring and updated plumbing, giving you peace of mind for years to come. Enjoy the convenience of a 1-car garage and a solid, well-built structure that truly stands out as a turnkey opportunity. Whether you're a first-time home buyer or looking to downsize into something low-maintenance, this home checks all the boxes. Ideally located just 15 minutes from Lake of the Ozarks and 15 minutes from Eldon, you'll have quick access to recreation, shopping, and dining while still enjoying a more relaxed setting. Don't miss your chance to own a fully updated home at an affordable price point--schedule your showing today!

Key facts

• Renovated home
• New wiring
• 1 car garage

Tags

• RENOVATED HOME
• BUTCHER BLOCK COUNTERTOPS
• TILE BACKSPLASH
• NEW WIRING
• UPDATED PLUMBING
• 1 CAR GARAGE

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Cable available
• Home design: Single family residence; Residential property
• Construction: Slab foundation
• Exterior features: Deck; Side porch; Cleared lot; Paved road access

Interior

• Kitchen: Refrigerator; Microwave; Dishwasher; Convection oven; Oven; Disposal
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (electric); Central air conditioning
• Interior features: Pantry; Smoke detector(s)
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $200k.

Deal economics

• At list price, monthly cash flow is $-388 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (34.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (49.8% below list).
• Recommended offer: $100k (49.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#249 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D, amenities F, commute F.
• School Of The Osage (rural): math 39% / reading 47% proficiency, ranked #112 of 324 in MO (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Osage Upper Elem. (math 42% / reading 47%, grade F, #413 of 1,115 statewide, top 42%, 437 students, 46% FRL); Osage Middle (math 36% / reading 46%, grade F, #172 of 391 statewide, top 46%, 485 students, 42% FRL); Osage High (math 42% / reading 52%, grade D-, #155 of 521 statewide, top 32%, 666 students, 39% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 106 active listings in the ZIP; 88 units permitted in Miller County in 2024 (31 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Miller County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y 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 $100,336 (49.8% 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 44 days. Have you received any prior offers? Is the seller open to a 50% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.50% ✗
• Cap rate: 3.97%
• Cash-on-cash: -8.31%
• DSCR: 0.63
• GRM: 16.6

CMA / ARV

• ARV (median comp): $408,903
• List price: $199,999
• Delta: -51.09%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.4%
• Equity multiple: 2.50×
• Total profit: $84,126
• Equity at exit: $180,175

10-year hold

• IRR: 17.1%
• Equity multiple: 5.77×
• Total profit: $266,937
• Equity at exit: $388,554

Cash invested: $56,000 (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 65026

• Home prices YoY: 5.3%
• Active inventory: 106
• Price-to-rent: 16.6×

Monthly cashflow live

• Estimated rent: $1,003 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$48 /mo · $578/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $-388

Break-even live

Break-even rent $1,494

Max offer price $131,519

Occupancy floor —

Sensitivity live

Price	-10% $-274	-5% $-331	+0% $-388	+5% $-444	+10% $-501
Rent	-10% $-467	-5% $-427	+0% $-388	+5% $-348	+10% $-308
Rate	-1.0pp $-287	-0.5pp $-337	base $-388	+0.5pp $-439	+1.0pp $-492

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-21
   days on market $199,999 Active 44 DOM
2. 2026-06-18
   days on market $199,999 Active 41 DOM
3. 2026-06-17
   days on market $199,999 Active 40 DOM

   Show marketing remark (1065 chars)

   Welcome to this beautifully renovated, move-in-ready home located at 447 Hwy W in Eldon! This charming 3-bedroom, 1-bath property has been completely redone from top to bottom, offering the perfect blend of modern updates and cozy comfort. Step inside to a stunning kitchen featuring butcher block countertops, a stylish tile backsplash, and a clean, modern feel that's perfect for everyday living or entertaining. The home also includes all new wiring and updated plumbing, giving you peace of mind for years to come. Enjoy the convenience of a 1-car garage and a solid, well-built structure that truly stands out as a turnkey opportunity. Whether you're a first-time home buyer or looking to downsize into something low-maintenance, this home checks all the boxes. Ideally located just 15 minutes from Lake of the Ozarks and 15 minutes from Eldon, you'll have quick access to recreation, shopping, and dining while still enjoying a more relaxed setting. Don't miss your chance to own a fully updated home at an affordable price point--schedule your showing today!

4. 2026-06-16
   days on market $199,999 Active 39 DOM
5. 2026-06-15
   days on market $199,999 Active 38 DOM
6. 2026-06-14
   days on market $199,999 Active 36 DOM
7. 2026-06-10
   days on market $199,999 Active 33 DOM
8. 2026-06-09
   days on market $199,999 Active 32 DOM
9. 2026-06-08
   days on market $199,999 Active 31 DOM
10. 2026-06-07
    days on market $199,999 Active 30 DOM
11. 2026-06-05
    days on market $199,999 Active 27 DOM
12. 2026-06-03
    days on market $199,999 Active 26 DOM
13. 2026-06-02
    days on market $199,999 Active 25 DOM
14. 2026-06-01
    days on market $199,999 Active 24 DOM
15. 2026-05-31
    days on market $199,999 Active 23 DOM
16. 2026-05-31
    days on market $199,999 Active 22 DOM
17. 2026-05-09
    listed $204,000 Active 1065-char remark

    Show marketing remark (1065 chars)

    Welcome to this beautifully renovated, move-in-ready home located at 447 Hwy W in Eldon! This charming 3-bedroom, 1-bath property has been completely redone from top to bottom, offering the perfect blend of modern updates and cozy comfort. Step inside to a stunning kitchen featuring butcher block countertops, a stylish tile backsplash, and a clean, modern feel that's perfect for everyday living or entertaining. The home also includes all new wiring and updated plumbing, giving you peace of mind for years to come. Enjoy the convenience of a 1-car garage and a solid, well-built structure that truly stands out as a turnkey opportunity. Whether you're a first-time home buyer or looking to downsize into something low-maintenance, this home checks all the boxes. Ideally located just 15 minutes from Lake of the Ozarks and 15 minutes from Eldon, you'll have quick access to recreation, shopping, and dining while still enjoying a more relaxed setting. Don't miss your chance to own a fully updated home at an affordable price point--schedule your showing today!

18. 2026-05-09
    listed $204,000 Active

    Show marketing remark (1065 chars)

    Welcome to this beautifully renovated, move-in-ready home located at 447 Hwy W in Eldon! This charming 3-bedroom, 1-bath property has been completely redone from top to bottom, offering the perfect blend of modern updates and cozy comfort. Step inside to a stunning kitchen featuring butcher block countertops, a stylish tile backsplash, and a clean, modern feel that's perfect for everyday living or entertaining. The home also includes all new wiring and updated plumbing, giving you peace of mind for years to come. Enjoy the convenience of a 1-car garage and a solid, well-built structure that truly stands out as a turnkey opportunity. Whether you're a first-time home buyer or looking to downsize into something low-maintenance, this home checks all the boxes. Ideally located just 15 minutes from Lake of the Ozarks and 15 minutes from Eldon, you'll have quick access to recreation, shopping, and dining while still enjoying a more relaxed setting. Don't miss your chance to own a fully updated home at an affordable price point--schedule your showing today!

19. 2026-05-09
    listed $204,000 Active

    Show marketing remark (1065 chars)

    Welcome to this beautifully renovated, move-in-ready home located at 447 Hwy W in Eldon! This charming 3-bedroom, 1-bath property has been completely redone from top to bottom, offering the perfect blend of modern updates and cozy comfort. Step inside to a stunning kitchen featuring butcher block countertops, a stylish tile backsplash, and a clean, modern feel that's perfect for everyday living or entertaining. The home also includes all new wiring and updated plumbing, giving you peace of mind for years to come. Enjoy the convenience of a 1-car garage and a solid, well-built structure that truly stands out as a turnkey opportunity. Whether you're a first-time home buyer or looking to downsize into something low-maintenance, this home checks all the boxes. Ideally located just 15 minutes from Lake of the Ozarks and 15 minutes from Eldon, you'll have quick access to recreation, shopping, and dining while still enjoying a more relaxed setting. Don't miss your chance to own a fully updated home at an affordable price point--schedule your showing today!

20. 2026-03-26
    listed $210,000 Active
21. 2024-02-01
    soldstatus Closed
22. 2023-10-02
    soldstatus Closed
23. 2023-08-31
    status Pending
24. 2023-08-19
    historical
25. 2023-08-15
    status Pending
26. 2023-08-15
    status Pending
27. 2023-08-09
    historical
28. 2023-08-08
    status Active
29. 2023-08-08
    status Active
30. 2023-08-05
    historical
31. 2023-07-26
    status Pending
32. 2023-07-26
    status Pending
33. 2023-07-17
    price $189,000
34. 2023-07-17
    price $189,000
35. 2023-07-05
    price $194,900
36. 2023-07-03
    price $194,900
37. 2023-06-02
    listed $199,000 Active
38. 2023-06-02
    listed $199,000 Active

ⓘ 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: $578 · $48/mo
• Projected year-2 tax: $1,940 · $162/mo
• Expected delta: +$1,362/yr (+$114/mo · 235.7%)

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

Taxation est. · year 1

• Rental income: $12,040
• − Mortgage interest: −$11,203
• − Property taxes: −$578
• − Insurance: −$1,000
• − Repairs & maintenance: −$963
• − Management: −$963
• − Depreciation: −$5,818
• Taxable loss: −$8,485
• Est. tax savings @ 24.0%: +$2,036
• After-tax cash flow: $-2,615/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: School Of The Osage
• NCES district ID: 2927630
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $45,443
• Composite: 36.52/100
• National rank: #4644
• State rank: #112 of 324 in MO

Livability — Eldon

• Score: 66/100
• State rank: #249
• US rank: #12203

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,648

Population outlook (Miller County) Hauer SSP2

• Today (2025): 25,396 people
• By 2030: 25,344 · -0.2%
• By 2040: 24,740 · -2.6%
• By 2050: 23,415 · -7.8%
• By 2075: 19,426 · -23.5%
• By 2100: 13,742 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Italian 2% Romanian 1%
• Foreign-born: 1% · China, Canada
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 2%

Political lean MEDSL · Miller

• 2024 margin: Solid R (+67.3) · D 15.9% · R 83.2%
• 2008→2024 swing: -30.5pp toward R · 2008: -36.8pp · 2024: -67.3pp
• All cycles: 2024: R+67.3 2020: R+65.7 2016: R+66.0 2012: R+49.4 2008: R+36.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 20.13%
• Current HPI: 400.83
• 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

+0.5% since first listed

27 events — show timeline

• 2026-06-17 Pending — LOBR
• 2026-06-17 Pending — JCMLS
• 2026-05-29 Price Changed $199,999 LOBR
• 2026-05-29 Price Changed $199,999 JCMLS
• 2026-05-29 Price Changed $199,999 CBORMLS
• 2026-05-09 Listed $204,000 CBORMLS
• 2026-05-09 Listed $204,000 JCMLS
• 2026-05-09 Listed $204,000 LOBR
• 2026-03-26 Listed $210,000 CBORMLS
• 2024-02-01 Sold (MLS) — LOBR
• 2023-10-02 Sold (MLS) — SOMO
• 2023-08-31 Pending — LOBR
• 2023-08-19 Delisted — LOBR
• 2023-08-15 Pending — SOMO
• 2023-08-15 Pending — LOBR
• 2023-08-09 Delisted — LOBR
• 2023-08-08 Relisted — SOMO
• 2023-08-08 Relisted — LOBR
• 2023-08-05 Delisted — SOMO
• 2023-07-26 Pending — SOMO
• 2023-07-26 Pending — LOBR
• 2023-07-17 Price Changed $189,000 LOBR
• 2023-07-17 Price Changed $189,000 SOMO
• 2023-07-05 Price Changed $194,900 LOBR
• 2023-07-03 Price Changed $194,900 SOMO
• 2023-06-02 Listed $199,000 SOMO
• 2023-06-02 Listed $199,000 LOBR

Property tax history

+12.8%/yr

Latest (2025): $578 · +12.8% YoY. Source: county tax records.