2610 S Lilac St · Ozark, MO 65721

$265,000

4 bd · 3.0 ba · 920 sqft · Other public records · 3 Days on market

Built 1995 10,454 sqft lot

---

Why this score? — see what drove the F 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 +8.4/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

You will love this charming and well maintained basement, partial brick and vinyl home sitting at an end of a cul de sac in Ozark. The home offers new carpet, a large pantry, and a full walkout basement including a second family room in the basement. From the kitchen you can walk out to the deck looking over the nice sized yard that includes chain link fencing. The basement offers a family room, a good sized laundry room, a full bathroom, a gas fireplace, as well as access to the exterior of the home with a nice sized patio. This home is one you will not want to miss!

Key facts

• Cul-de-sac lot
• Gas log fireplace
• Garden areas

Tags

• CUL-DE-SAC LOT
• UPDATED TRIM AND DOORS
• JETTED TUB/SHOWER COMBO
• GAS LOG FIREPLACE
• GARDEN AREAS
• CHICKEN COOP

Property features AI

Exterior

• Parking: One-car garage with front-facing door and automatic opener; Driveway parking
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Located at the end of a cul-de-sac in the Oak Hill Estates subdivision; Road frontage on a city street (asphalt, publicly maintained)
• Construction: Vinyl siding; Brick/mortar foundation; Composition roof; Basement: full, finished, concrete, walk-out access
• Exterior features: Rain gutters; Patio; Deck; Front porch; Shed(s); Wood and chain link fencing; Property has a view

Interior

• Kitchen: Electric oven; Free‑standing electric oven; Dishwasher; Microwave; Garbage disposal; Gas water heater
• Bedrooms: Bedrooms on main level (exact count not provided)
• Flooring: Carpet; Vinyl; Laminate; Hardwood
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating (natural gas, forced air); Central air conditioning; Ceiling fans
• Interior features: Laminate countertops; Tray ceilings; High-speed internet; Insulated, double-pane windows with blinds and window coverings; Gas fireplace in the family room
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $265k.

Deal economics

• At list price, monthly cash flow is $-238 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (15.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (34.3% below list).
• Recommended offer: $174k (34.3% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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.
• Zoned schools: South Elem. (math 59% / reading 63%, grade B, #114 of 1,115 statewide, top 10%, 524 students, 44% FRL); Ozark Jr. High (math 54% / reading 59%, grade B, #38 of 391 statewide, top 10%, 946 students, 37% FRL); Ozark High (math 47% / reading 64%, grade C, #64 of 521 statewide, top 12%, 1,838 students, 33% FRL).
• Market conditions: Rents rising fast (+5.3%/yr); 379 active listings in the ZIP; 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 $8k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,207 (34.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.66% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.84%
• DSCR: 0.83
• GRM: 12.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -20.6%
• Equity multiple: 0.27×
• Total profit: $-53,988
• Equity at exit: $39,512

10-year hold

• IRR: -9.9%
• Equity multiple: 0.34×
• Total profit: $-48,870
• Equity at exit: $22,912

Cash invested: $74,200 (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: 12.7×

Monthly cashflow live

• Estimated rent: $1,742 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$114 /mo · $1,366/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-238

Break-even live

Break-even rent $2,043

Max offer price $223,016

Occupancy floor —

Sensitivity live

Price	-10% $-88	-5% $-163	+0% $-238	+5% $-313	+10% $-388
Rent	-10% $-375	-5% $-306	+0% $-238	+5% $-169	+10% $-100
Rate	-1.0pp $-104	-0.5pp $-170	base $-238	+0.5pp $-306	+1.0pp $-376

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-09
   statusdays on market $265,000 Pending 3 DOM
2. 2026-06-08
   days on market $265,000 Active 2 DOM
3. 2026-06-07
   remarks 699-char remark
4. 2026-06-07
   listed $265,000 Active 1 DOM

ⓘ 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: $1,366 · $114/mo
• Projected year-2 tax: $2,570 · $214/mo
• Expected delta: +$1,205/yr (+$100/mo · 88.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,905
• − Mortgage interest: −$14,844
• − Property taxes: −$1,366
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − Depreciation: −$7,709
• Taxable loss: −$7,684
• Est. tax savings @ 24.0%: +$1,844
• After-tax cash flow: $-1,008/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

+92.7% since first listed

5 events — show timeline

• 2026-06-06 Listed $265,000 SOMO
• 2019-06-17 Sold (Public Records) — Public Records
• 2019-06-14 Sold (MLS) — SOMO
• 2019-05-08 Listed $137,500 SOMO
• 2005-06-01 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,366 · +4.8% YoY. Source: county tax records.