30190 S Us Highway 63 · Edgar Springs, MO 65462

$119,900

4 bd · 2.0 ba · 2,356 sqft · Other public records · 73 Days on market

Built 2005 2.08 ac lot

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Why this score? — see what drove the C+ 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 +22.5/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• DSCR +7.2/10.0
• Schools +5.2/10.0
• 1% rule +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

The perfect home for your investment portfolio or a family wanting to turn it into their own! This 4 bedroom/ 2.5 bath home is nestled on 2 acres with a concrete slab ready to put a shop on. Inside, you have 2,100 square feet of living space. Downstairs has a half bath and tons of space for a gym or a mancave. This home is ready for your own Personal touch of flooring, paint, and personality. Ask your lender about FHA, USDA, conventional renovation loans. Seller is willing to give a $7,000 credit to get the ball rolling on updates. This home has central heat and AC capabilities but currently has no heat or AC. if you're looking for a profitable flip this is it!

Key facts

• Space for a gym
• Concrete slab
• 2 acres

Tags

• CONCRETE SLAB
• 2 ACRES
• SPACE FOR A GYM
• SPACE FOR A MANCAVE

Property features AI

Finance

• Other: Property sits on about 2.08 acres
• Financial info: No investor, income, or expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: No parking information provided
• Security: No security information provided
• Utilities: Public water; Septic tank sewer; 220-volt electric service available; Electricity available
• Home design: Manufactured home (residential); One and one-half levels; Approximately 2,100 above-grade finished area
• Construction: Unknown construction materials
• Exterior features: Front yard; Back yard

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 4 bedrooms on the main level
• Flooring: No flooring information provided
• Bathrooms: 2 full bathrooms on the main level; 1 half bathroom on the lower level
• Heating & cooling: Electric forced-air heating; Central air conditioning with ceiling fans; electric
• Interior features: Wood-burning fireplace (1); Full unfinished walk-out basement
• Laundry & utility: No laundry appliance details provided

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/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 $119k (0.8% below list).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#333 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• Phelps County R-III (rural): math 55% / reading 65% proficiency, ranked #42 of 535 in MO (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Phelps Co. Elem. (math 42% / reading 57%, grade D, #284 of 1,115 statewide, top 30%, 157 students, 55% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: 21 active listings in the ZIP; 162 units permitted in Phelps County in 2024 (83 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($829 loan paydown + $6k appreciation (5.0% local appreciation)).
• Phelps County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.99% ✗
• Cap rate: 8.31%
• Cash-on-cash: 7.22%
• DSCR: 1.32
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 2.20×
• Total profit: $40,263
• Equity at exit: $67,731

10-year hold

• IRR: 18.9%
• Equity multiple: 4.30×
• Total profit: $110,638
• Equity at exit: $116,717

Cash invested: $33,572 (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 65462

• Home prices YoY: 3.1%
• Active inventory: 21
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,189 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$59 /mo · $707/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $202

Break-even live

Break-even rent $934

Max offer price $119,900

Occupancy floor 78%

Sensitivity live

Price	-10% $270	-5% $236	+0% $202	+5% $168	+10% $134
Rent	-10% $108	-5% $155	+0% $202	+5% $249	+10% $296
Rate	-1.0pp $262	-0.5pp $233	base $202	+0.5pp $171	+1.0pp $139

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $119,900 Active 73 DOM
2. 2026-06-18
   days on market $119,900 Active 72 DOM
3. 2026-06-17
   days on market $119,900 Active 71 DOM
4. 2026-06-16
   days on market $119,900 Active 70 DOM
5. 2026-06-15
   days on market $119,900 Active 69 DOM
6. 2026-06-14
   days on market $119,900 Active 67 DOM
7. 2026-06-12
   days on market $119,900 Active 66 DOM
8. 2026-06-09
   days on market $119,900 Active 63 DOM
9. 2026-06-08
   days on market $119,900 Active 62 DOM
10. 2026-06-07
    days on market $119,900 Active 61 DOM
11. 2026-06-05
    days on market $119,900 Active 58 DOM
12. 2026-06-02
    days on market $119,900 Active 56 DOM
13. 2026-06-01
    days on market $119,900 Active 55 DOM
14. 2026-05-31
    days on market $119,900 Active 54 DOM
15. 2026-05-30
    days on market $119,900 Active 53 DOM
16. 2026-04-07
    listed $119,900 Active
17. 2026-04-07
    historical $119,900
18. 2025-07-08
    listed $120,000 Active
19. 2025-02-04
    price $99,900
20. 2025-01-21
    price $119,800
21. 2025-01-04
    listed $119,900 Active
22. 2025-01-04
    historical
23. 2016-07-01
    soldstatus Closed
24. 2016-06-22
    status Pending
25. 2016-04-30
    historical
26. 2016-03-24
    price $84,900
27. 2016-01-28
    price $89,900
28. 2015-08-26
    listed $99,900 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: $707 · $59/mo
• Projected year-2 tax: $1,163 · $97/mo
• Expected delta: +$456/yr (+$38/mo · 64.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°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: $14,273
• − Mortgage interest: −$6,716
• − Property taxes: −$707
• − Insurance: −$600
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − Depreciation: −$3,488
• Taxable income: $479
• Est. tax owed @ 24.0%: −$115
• After-tax cash flow: $2,309/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: Phelps County R-III
• NCES district ID: 2925080
• Math proficiency: 55% ▲ 5.00%
• Reading proficiency: 65% ▲ 10.00%
• Median HH income: $42,852
• Composite: 51.99/100
• National rank: #3531
• State rank: #42 of 535 in MO

Livability — Edgar Springs

• Score: 63/100
• State rank: #333
• US rank: #15233

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,295

Population outlook (Phelps County) Hauer SSP2

• Today (2025): 44,188 people
• By 2030: 43,524 · -1.5%
• By 2040: 41,211 · -6.7%
• By 2050: 38,977 · -11.8%
• By 2075: 33,846 · -23.4%
• By 2100: 27,828 · -37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 7% Black 1% Hispanic / Latino 1%
• Common ancestry: Serbian 5% Lithuanian 5% Slovak 3%

Political lean MEDSL · Phelps

• 2024 margin: Solid R (+42.9) · D 27.9% · R 70.8% · Other 1.3%
• 2008→2024 swing: -20.7pp toward R · 2008: -22.2pp · 2024: -42.9pp
• All cycles: 2024: R+42.9 2020: R+40.1 2016: R+42.9 2012: R+33.5 2008: R+22.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.97%
• Current HPI: 167.4148
• 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

+20.0% since first listed

13 events — show timeline

• 2026-04-07 Listed $119,900 MARIS as Distributed by MLS Grid
• 2026-04-07 Coming Soon $119,900 MARIS as Distributed by MLS Grid
• 2025-07-08 Listed $120,000 MARIS as Distributed by MLS Grid
• 2025-02-04 Price Changed $99,900 MARIS as Distributed by MLS Grid
• 2025-01-21 Price Changed $119,800 MARIS as Distributed by MLS Grid
• 2025-01-04 Listed $119,900 MARIS as Distributed by MLS Grid
• 2025-01-04 Coming Soon — MARIS as Distributed by MLS Grid
• 2016-07-01 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-06-22 Pending — MARIS as Distributed by MLS Grid
• 2016-04-30 Delisted — MARIS as Distributed by MLS Grid
• 2016-03-24 Price Changed $84,900 MARIS as Distributed by MLS Grid
• 2016-01-28 Price Changed $89,900 MARIS as Distributed by MLS Grid
• 2015-08-26 Listed $99,900 MARIS as Distributed by MLS Grid

Property tax history

+0.9%/yr

Latest (2025): $707 · +13.4% YoY. Source: county tax records.