113 W Hickory St · El Dorado Springs, MO 64744

$99,900

3 bd · 2.0 ba · 1,424 sqft · SingleFamily public records · 30 Days on market

Built 1920 6,969 sqft lot Est $141k · 29% under

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Come take a look at this 3 bedroom 2 bath home. Enjoy your morning coffee out on your covered porch or around back on your deck. With a little bit of your creative touch you can make this house your home. All just around the corner from Downtown.

Key facts

• Covered porch
• Back deck
• 6,969 sq ft lot

Tags

• COVERED PORCH
• BACK DECK

Property features AI

Exterior

• Parking: Driveway parking
• Utilities: Public sewer
• Home design: Single-family residence; Freestanding single family property
• Construction: Vinyl siding; Block foundation; Metal roof; Built area approximately 1,424
• Exterior features: Covered patio/porch; Deck; Porch; Storage structure

Interior

• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Has cooling
• Interior features: Carpet, vinyl, and wood flooring; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.9% 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 Middle (math 28% / reading 31%, grade F, #291 of 391 statewide, top 76%, 244 students, 51% FRL) — zoned schools at 51% FRL track the district average.
• 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 $11k of equity ($691 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.45% ✓
• Cap rate: 12.89%
• Cash-on-cash: 23.55%
• DSCR: 2.05
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $140,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
227 W Poplar St	0.41mi	3/2.0	1,430 (+0%)	20mo	$199,000	$139	64
112 W Olive St	0.41mi	3/1.0	1,316 (-8%)	3mo	$130,000	$99	62
300 N Main St	0.31mi	2/2.0 (-1)	1,393 (-2%)	19mo	$130,000	$93	61
108 S Grand Ave	0.22mi	4/2.0 (+1)	1,510 (+6%)	18mo	$25,000	$17	59
111 W Olive St	0.44mi	4/2.0 (+1)	1,346 (-6%)	8mo	$184,900	$137	58
322 W Poplar St	0.53mi	2/2.0 (-1)	1,429 (+0%)	20mo	$159,000	$111	53
300 W Pine St	0.52mi	3/2.0	1,250 (-12%)	4mo	$75,000	$60	52
304 W Fields Blvd	0.42mi	3/1.0	1,312 (-8%)	18mo	$123,500	$94	48
1001 S Main St	0.46mi	3/1.0	1,551 (+9%)	19mo	$103,500	$67	44
403 E Twyman Ave	0.69mi	4/2.0 (+1)	1,512 (+6%)	12mo	$70,000	$46	42
215 W Pine St	0.46mi	3/2.0	1,240 (-13%)	21mo	$189,500	$153	39
1109 S High St	0.64mi	3/1.0	1,232 (-14%)	14mo	$127,500	$103	32

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: 42.0%
• Equity multiple: 4.19×
• Total profit: $89,338
• Equity at exit: $89,998

10-year hold

• IRR: 36.2%
• Equity multiple: 9.42×
• Total profit: $235,519
• Equity at exit: $194,084

Cash invested: $27,972 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$31 /mo · $372/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $549

Break-even live

Break-even rent $755

Max offer price $99,900

Occupancy floor 57%

Sensitivity live

Price	-10% $606	-5% $577	+0% $549	+5% $521	+10% $492
Rent	-10% $434	-5% $492	+0% $549	+5% $606	+10% $664
Rate	-1.0pp $599	-0.5pp $574	base $549	+0.5pp $523	+1.0pp $497

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: $24,975
• Closing costs: $2,997
• 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	44d	1	0.44mi

Listing history 25 events

1. 2026-06-18
   days on market $99,900 Active 30 DOM
2. 2026-06-17
   days on market $99,900 Active 29 DOM
3. 2026-06-16
   days on market $99,900 Active 28 DOM
4. 2026-06-15
   days on market $99,900 Active 27 DOM
5. 2026-06-13
   pricedays on market $99,900 Active 25 DOM
6. 2026-06-12
   days on market $114,900 Active 24 DOM
7. 2026-06-09
   days on market $114,900 Active 21 DOM
8. 2026-06-08
   days on market $114,900 Active 20 DOM
9. 2026-06-07
   days on market $114,900 Active 19 DOM
10. 2026-06-07
    days on market $114,900 Active 18 DOM
11. 2026-06-04
    days on market $114,900 Active 15 DOM
12. 2026-06-02
    days on market $114,900 Active 14 DOM
13. 2026-06-01
    days on market $114,900 Active 13 DOM
14. 2026-05-31
    days on market $114,900 Active 12 DOM
15. 2026-05-18
    listed $114,900 Active 246-char remark

    Show marketing remark (246 chars)

    Come take a look at this 3 bedroom 2 bath home. Enjoy your morning coffee out on your covered porch or around back on your deck. With a little bit of your creative touch you can make this house your home. All just around the corner from Downtown.

16. 2026-05-18
    listed $114,900 Active

    Show marketing remark (246 chars)

    Come take a look at this 3 bedroom 2 bath home. Enjoy your morning coffee out on your covered porch or around back on your deck. With a little bit of your creative touch you can make this house your home. All just around the corner from Downtown.

17. 2021-06-25
    soldstatus
18. 2021-06-21
    soldstatus 449-char remark

    Show marketing remark (449 chars)

    Come check out this charming cottage in the heart of El Dorado Springs Missouri. This home is full of character including big windows, incredible wood work, and tall ceilings. It features 3 bed 2 baths with a living dinning combo along a second living area. Ring in the warm spring days sitting on your beautiful front porch. This home is capped with a metal roof and has a storage building to allow for extra storage. 1 year home warranty included!

19. 2021-02-09
    listed $82,000 449-char remark

    Show marketing remark (449 chars)

    Come check out this charming cottage in the heart of El Dorado Springs Missouri. This home is full of character including big windows, incredible wood work, and tall ceilings. It features 3 bed 2 baths with a living dinning combo along a second living area. Ring in the warm spring days sitting on your beautiful front porch. This home is capped with a metal roof and has a storage building to allow for extra storage. 1 year home warranty included!

20. 2020-01-13
    listed $60,000
21. 2019-07-05
    listed $60,000
22. 2019-06-17
    soldstatus
23. 2017-07-21
    soldstatus
24. 2017-07-20
    soldstatus
25. 2017-06-20
    listed $56,000

ⓘ 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: $372 · $31/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$597/yr (+$50/mo · 160.6%)

ⓘ 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 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: −$5,596
• − Property taxes: −$372
• − Insurance: −$500
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$2,906
• Taxable income: $5,242
• Est. tax owed @ 24.0%: −$1,258
• After-tax cash flow: $5,330/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

+105.2% since first listed

11 events — show timeline

• 2026-05-18 Listed $114,900 OGAR
• 2026-05-18 Listed $114,900 SOMO
• 2021-06-25 Sold (Public Records) — Public Records
• 2021-06-21 Sold (MLS) — SOMO
• 2021-02-09 Listed $82,000 SOMO
• 2020-01-13 Listed $60,000 SOMO
• 2019-07-05 Listed $60,000 SOMO
• 2019-06-17 Sold (Public Records) — Public Records
• 2017-07-21 Sold (Public Records) — Public Records
• 2017-07-20 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2017-06-20 Listed $56,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2025): $372 · +10.6% YoY. Source: county tax records.