173 Oak St · Edgar Springs, MO 65462

$75,000

3 bd · 1.0 ba · 2,658 sqft · SingleFamily public records · 80 Days on market

Built 1900 0.30 ac lot ↓ 23% since listing

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

Listing remarks MLS

Large home with loads of opportunity located in Edgar Springs. This property is a true fixer upper and will require some TLC throughout. The house offers substantial square footage and a flexible layout, making it suitable for a renovation or investment project. Located on a quiet street within the city limits with convenient access to Rolla, Fort Leonard Wood, and surrounding Pulaski County areas. Property is being sold as is where is. Seller is making no disclosures and no repairs. This is not a move in ready property and is best suited for investors, contractors, or buyers prepared to take on a project.

Key facts

• Quiet street
• Convenient access
• 0.3 acre lot

Tags

• QUIET STREET
• CONVENIENT ACCESS

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; 220-volt electric service; Electricity connected
• Home design: Single-family residence; Residential property; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Back yard; Level lot

Interior

• Bedrooms: 7 bedrooms total, including 2 on the main level, 3 on the upper level, and 2 on the lower level
• Bathrooms: 5 full bathrooms total; 2 full bathrooms on the main level; 1 full bathroom on the upper level; 2 full bathrooms on the lower level
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Two levels; 10 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (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 $4k of equity ($519 loan paydown + $4k 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.61% ✓
• Cap rate: 13.62%
• Cash-on-cash: 26.16%
• DSCR: 2.16
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $260,484
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
250 Broadway St	0.19mi	4/2.0 (+1)	2,475 (-7%)	20mo	$242,500	$98	54

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

Projected returns pro-forma

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

5-year hold

• IRR: 35.7%
• Equity multiple: 3.21×
• Total profit: $46,319
• Equity at exit: $42,367

10-year hold

• IRR: 34.0%
• Equity multiple: 6.47×
• Total profit: $114,904
• Equity at exit: $73,009

Cash invested: $21,000 (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 65462

• Home prices YoY: 3.1%
• Active inventory: 21
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$74 /mo · $888/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $458

Break-even live

Break-even rent $631

Max offer price $75,000

Occupancy floor 57%

Sensitivity live

Price	-10% $500	-5% $479	+0% $458	+5% $436	+10% $415
Rent	-10% $362	-5% $410	+0% $458	+5% $506	+10% $553
Rate	-1.0pp $495	-0.5pp $477	base $458	+0.5pp $438	+1.0pp $419

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-28
   status Pending

   Show marketing remark (613 chars)

   Large home with loads of opportunity located in Edgar Springs. This property is a true fixer upper and will require some TLC throughout. The house offers substantial square footage and a flexible layout, making it suitable for a renovation or investment project. Located on a quiet street within the city limits with convenient access to Rolla, Fort Leonard Wood, and surrounding Pulaski County areas. Property is being sold as is where is. Seller is making no disclosures and no repairs. This is not a move in ready property and is best suited for investors, contractors, or buyers prepared to take on a project.

2. 2026-04-28
   price $75,000

   Show marketing remark (613 chars)

   Large home with loads of opportunity located in Edgar Springs. This property is a true fixer upper and will require some TLC throughout. The house offers substantial square footage and a flexible layout, making it suitable for a renovation or investment project. Located on a quiet street within the city limits with convenient access to Rolla, Fort Leonard Wood, and surrounding Pulaski County areas. Property is being sold as is where is. Seller is making no disclosures and no repairs. This is not a move in ready property and is best suited for investors, contractors, or buyers prepared to take on a project.

3. 2026-04-28
   status Pending 613-char remark

   Show marketing remark (613 chars)

   Large home with loads of opportunity located in Edgar Springs. This property is a true fixer upper and will require some TLC throughout. The house offers substantial square footage and a flexible layout, making it suitable for a renovation or investment project. Located on a quiet street within the city limits with convenient access to Rolla, Fort Leonard Wood, and surrounding Pulaski County areas. Property is being sold as is where is. Seller is making no disclosures and no repairs. This is not a move in ready property and is best suited for investors, contractors, or buyers prepared to take on a project.

4. 2026-04-22
   price $75,000 613-char remark

   Show marketing remark (613 chars)

   Large home with loads of opportunity located in Edgar Springs. This property is a true fixer upper and will require some TLC throughout. The house offers substantial square footage and a flexible layout, making it suitable for a renovation or investment project. Located on a quiet street within the city limits with convenient access to Rolla, Fort Leonard Wood, and surrounding Pulaski County areas. Property is being sold as is where is. Seller is making no disclosures and no repairs. This is not a move in ready property and is best suited for investors, contractors, or buyers prepared to take on a project.

5. 2026-02-19
   price $85,000 613-char remark

   Show marketing remark (613 chars)

   Large home with loads of opportunity located in Edgar Springs. This property is a true fixer upper and will require some TLC throughout. The house offers substantial square footage and a flexible layout, making it suitable for a renovation or investment project. Located on a quiet street within the city limits with convenient access to Rolla, Fort Leonard Wood, and surrounding Pulaski County areas. Property is being sold as is where is. Seller is making no disclosures and no repairs. This is not a move in ready property and is best suited for investors, contractors, or buyers prepared to take on a project.

6. 2026-02-07
   listed $95,000 Active 613-char remark

   Show marketing remark (613 chars)

   Large home with loads of opportunity located in Edgar Springs. This property is a true fixer upper and will require some TLC throughout. The house offers substantial square footage and a flexible layout, making it suitable for a renovation or investment project. Located on a quiet street within the city limits with convenient access to Rolla, Fort Leonard Wood, and surrounding Pulaski County areas. Property is being sold as is where is. Seller is making no disclosures and no repairs. This is not a move in ready property and is best suited for investors, contractors, or buyers prepared to take on a project.

7. 2026-02-07
   listed $95,000 Active

   Show marketing remark (613 chars)

   Large home with loads of opportunity located in Edgar Springs. This property is a true fixer upper and will require some TLC throughout. The house offers substantial square footage and a flexible layout, making it suitable for a renovation or investment project. Located on a quiet street within the city limits with convenient access to Rolla, Fort Leonard Wood, and surrounding Pulaski County areas. Property is being sold as is where is. Seller is making no disclosures and no repairs. This is not a move in ready property and is best suited for investors, contractors, or buyers prepared to take on a project.

8. 2026-02-07
   price $95,000

   Show marketing remark (613 chars)

   Large home with loads of opportunity located in Edgar Springs. This property is a true fixer upper and will require some TLC throughout. The house offers substantial square footage and a flexible layout, making it suitable for a renovation or investment project. Located on a quiet street within the city limits with convenient access to Rolla, Fort Leonard Wood, and surrounding Pulaski County areas. Property is being sold as is where is. Seller is making no disclosures and no repairs. This is not a move in ready property and is best suited for investors, contractors, or buyers prepared to take on a project.

9. 2026-02-07
   historical $950,000

   Show marketing remark (613 chars)

   Large home with loads of opportunity located in Edgar Springs. This property is a true fixer upper and will require some TLC throughout. The house offers substantial square footage and a flexible layout, making it suitable for a renovation or investment project. Located on a quiet street within the city limits with convenient access to Rolla, Fort Leonard Wood, and surrounding Pulaski County areas. Property is being sold as is where is. Seller is making no disclosures and no repairs. This is not a move in ready property and is best suited for investors, contractors, or buyers prepared to take on a project.

10. 2020-12-03
    price $99,900
11. 2020-06-23
    price $109,800
12. 2019-01-08
    price $98,000
13. 2001-01-30
    soldstatus

ⓘ 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: $888 · $74/mo
• Projected year-2 tax: $888 · $74/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 100% 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: $14,526
• − Mortgage interest: −$4,201
• − Property taxes: −$888
• − Insurance: −$375
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$2,182
• Taxable income: $4,556
• Est. tax owed @ 24.0%: −$1,093
• After-tax cash flow: $4,399/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

• Census place: Edgar Springs, MO
• 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

-23.5% since first listed

13 events — show timeline

• 2026-04-28 Pending — MARIS as Distributed by MLS Grid
• 2026-04-28 Price Changed $75,000 MARIS as Distributed by MLS Grid
• 2026-04-28 Pending — SOMO
• 2026-04-22 Price Changed $75,000 SOMO
• 2026-02-19 Price Changed $85,000 SOMO
• 2026-02-07 Listed $95,000 SOMO
• 2026-02-07 Listed $95,000 MARIS as Distributed by MLS Grid
• 2026-02-07 Price Changed $95,000 MARIS as Distributed by MLS Grid
• 2026-02-07 Coming Soon $950,000 MARIS as Distributed by MLS Grid
• 2020-12-03 Price Changed $99,900 MARIS as Distributed by MLS Grid
• 2020-06-23 Price Changed $109,800 MARIS as Distributed by MLS Grid
• 2019-01-08 Price Changed $98,000 MARIS as Distributed by MLS Grid
• 2001-01-30 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $888 · +10.1% YoY. Source: county tax records.