209 S West Haven Rd · El Dorado Springs, MO 64744

$134,900

3 bd · 2.0 ba · 1,114 sqft · SingleFamily public records · 40 Days on market

Built 1958 7,500 sqft lot $121/sqft · at area comps Est $130k · at est.

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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 +26.1/30.0
• Appreciation +10.0/10.0
• DSCR +8.8/10.0
• ARV discount +5.8/15.0
• 1% rule +5.7/10.0
• 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

Charming and affordable home tucked away on a peaceful street in El Dorado Springs. This 3-bedroom, 2-bath property offers 1,114 square feet of comfortable living space and is priced at $134900.00. Inside, you’ll find fresh paint throughout along with newer windows and updated fixtures that enhance both style and efficiency. The backyard is designed for easy upkeep, partially fenced, and provides a private, relaxing outdoor space. Additional features include a one-car attached garage, a handy outbuilding for extra storage, and a thoughtfully constructed ramp for convenient front access. Don’t miss your chance to see this well-kept home—schedule your showing today!

Key facts

• 7,500 sq ft lot
• Garage
• Listed 40 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: schools D-, amenities F, commute 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.
• 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 $14k of equity ($933 loan paydown + $13k 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 $38k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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

• Watch-outs: built in 1958 — 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 $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.07% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.75%
• DSCR: 1.48
• GRM: 7.8

CMA / ARV

• ARV (median comp): $129,969
• List price: $134,900
• Delta: 3.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103.5 Westhaven Dr	0.09mi	3/2.0	1,120 (+0%)	13mo	$175,000	$156	84
103 Westhaven Dr	0.09mi	3/2.0	1,120 (+0%)	15mo	$175,000	$156	83
103.5 Westhaven Rd	0.16mi	3/2.0	1,120 (+0%)	13mo	$175,000	$156	81
300 W Pine St	0.28mi	3/2.0	1,250 (+12%)	4mo	$75,000	$60	63
1100 S Jackson St	0.33mi	2/2.0 (-1)	1,157 (+4%)	12mo	$112,500	$97	63
807 S Jackson St	0.48mi	3/1.0	1,152 (+3%)	10mo	$129,900	$113	60
1804 S Phillips St	0.55mi	4/2.0 (+1)	1,118 (+0%)	11mo	$199,900	$179	59
109 E Poplar St	0.58mi	3/2.0	1,120 (+0%)	15mo	$125,900	$112	59
1109 S High St	0.18mi	3/1.0	1,232 (+11%)	14mo	$127,500	$103	59
121 W Pine St	0.42mi	2/1.0 (-1)	1,056 (-5%)	8mo	$20,000	$19	56
109 W Marshall St	0.69mi	2/1.0 (-1)	1,040 (-7%)	13mo	$125,900	$121	37
210 E Oak St	0.57mi	2/1.0 (-1)	972 (-13%)	9mo	$129,900	$134	36

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: 32.1%
• Equity multiple: 3.51×
• Total profit: $94,972
• Equity at exit: $121,529

10-year hold

• IRR: 27.7%
• Equity multiple: 7.95×
• Total profit: $262,614
• Equity at exit: $262,081

Cash invested: $37,772 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$43 /mo · $521/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $338

Break-even live

Break-even rent $1,022

Max offer price $134,900

Occupancy floor 72%

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: $33,725
• Closing costs: $4,047
• 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	43d	1	0.97mi

Listing history 9 events

1. 2026-05-16
   status Pending 690-char remark

   Show marketing remark (690 chars)

   Charming and affordable home tucked away on a peaceful street in El Dorado Springs. This 3-bedroom, 2-bath property offers 1,114 square feet of comfortable living space and is priced at $134900.00. Inside, you’ll find fresh paint throughout along with newer windows and updated fixtures that enhance both style and efficiency. The backyard is designed for easy upkeep, partially fenced, and provides a private, relaxing outdoor space. Additional features include a one-car attached garage, a handy outbuilding for extra storage, and a thoughtfully constructed ramp for convenient front access. Don’t miss your chance to see this well-kept home—schedule your showing today!

2. 2026-04-08
   listed $134,900 Active 673-char remark

   Show marketing remark (673 chars)

   Charming and affordable home tucked away on a peaceful street in El Dorado Springs. This 3-bedroom, 2-bath property offers 1,114 square feet of comfortable living space and is priced at $134900.00. Inside, you'll find fresh paint throughout along with newer windows and updated fixtures that enhance both style and efficiency. The backyard is designed for easy upkeep, partially fenced, and provides a private, relaxing outdoor space. Additional features include a one-car attached garage, a handy outbuilding for extra storage, and a thoughtfully constructed ramp for convenient front access. Don't miss your chance to see this well-kept home--schedule your showing today!

3. 2026-04-07
   listed $134,900 Active 690-char remark

   Show marketing remark (690 chars)

   Charming and affordable home tucked away on a peaceful street in El Dorado Springs. This 3-bedroom, 2-bath property offers 1,114 square feet of comfortable living space and is priced at $134900.00. Inside, you’ll find fresh paint throughout along with newer windows and updated fixtures that enhance both style and efficiency. The backyard is designed for easy upkeep, partially fenced, and provides a private, relaxing outdoor space. Additional features include a one-car attached garage, a handy outbuilding for extra storage, and a thoughtfully constructed ramp for convenient front access. Don’t miss your chance to see this well-kept home—schedule your showing today!

4. 2026-04-01
   historical $134,900 690-char remark

   Show marketing remark (690 chars)

   Charming and affordable home tucked away on a peaceful street in El Dorado Springs. This 3-bedroom, 2-bath property offers 1,114 square feet of comfortable living space and is priced at $134900.00. Inside, you’ll find fresh paint throughout along with newer windows and updated fixtures that enhance both style and efficiency. The backyard is designed for easy upkeep, partially fenced, and provides a private, relaxing outdoor space. Additional features include a one-car attached garage, a handy outbuilding for extra storage, and a thoughtfully constructed ramp for convenient front access. Don’t miss your chance to see this well-kept home—schedule your showing today!

5. 2021-09-17
   soldstatus
6. 2021-09-16
   soldstatus
7. 2021-09-15
   soldstatus
8. 2021-07-06
   listed $81,500
9. 2021-07-06
   listed $81,500

ⓘ 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: $521 · $43/mo
• Projected year-2 tax: $1,309 · $109/mo
• Expected delta: +$788/yr (+$66/mo · 151.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: −$7,556
• − Property taxes: −$521
• − Insurance: −$674
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$3,924
• Taxable income: $1,940
• Est. tax owed @ 24.0%: −$466
• After-tax cash flow: $3,596/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

+65.5% since first listed

9 events — show timeline

• 2026-05-16 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-08 Listed $134,900 SOMO
• 2026-04-07 Listed $134,900 Heartland MLS as Distributed by MLS Grid
• 2026-04-01 Coming Soon $134,900 Heartland MLS as Distributed by MLS Grid
• 2021-09-17 Sold (MLS) — SOMO
• 2021-09-16 Sold (Public Records) — Public Records
• 2021-09-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-07-06 Listed $81,500 Heartland MLS as Distributed by MLS Grid
• 2021-07-06 Listed $81,500 SOMO

Property tax history

+3.4%/yr

Latest (2025): $521 · +10.6% YoY. Source: county tax records.