500 S Jackson St · El Dorado Springs, MO 64744

$110,000

2 bd · 1.5 ba · 1,453 sqft · SingleFamily · 28 Days on market

Built 1880 Fair condition 9,583 sqft lot Est $142k · 23% 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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

Lots of updates on this late 1800's Victorian bungalow. Outside highliglhts include 2 covered front porches and 1 covered side porch as well as a 1 car storage area in the sandstone concrete reinforced cellar. The updated kitchen boasts a backlit bar/island with newer kitchen cabinets and upgrades. There is a cozy fireplace that makes a statement in the nice sized family room. Priced for a quick sale with immediate possession. .. only $42,500

Key facts

• Covered front porch
• Modern comfort
• Spacious kitchen

Tags

• HISTORIC CHARM
• MODERN COMFORT
• SPACIOUS KITCHEN
• COVERED FRONT PORCH
• COVERED SIDE PORCH

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Residential construction
• Exterior features: Covered patio/porch; Side porch; Front porch; Corner lot; Publicly maintained road frontage on a city street

Interior

• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Natural gas heating; Fireplace heating; Central air conditioning
• Interior features: Carpet and laminate flooring; Fireplace in the living room; Basement with walk-out access
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 Elem. (math 26% / reading 34%, grade F, #808 of 1,115 statewide, top 73%, 580 students, 100% FRL); El Dorado Springs Middle (math 28% / reading 31%, grade F, #291 of 391 statewide, top 76%, 244 students, 51% FRL); El Dorado Springs High (math 12% / reading 47%, grade F, #382 of 521 statewide, top 78%, 348 students, 40% FRL).
• 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 $12k of equity ($761 loan paydown + $11k 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 $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 1880 — 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 $108,350 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1880 — 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: 1.32% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.01%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $142,394
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 W Joe Davis St	0.09mi	3/2.0 (+1)	1,388 (-4%)	23mo	$157,500	$113	62
227 W Poplar St	0.29mi	3/2.0 (+1)	1,430 (-2%)	20mo	$199,000	$139	60
322 W Poplar St	0.40mi	2/2.0	1,429 (-2%)	20mo	$159,000	$111	60
215 W Joe Davis St	0.08mi	3/1.5 (+1)	1,320 (-9%)	23mo	$129,900	$98	57
300 N Main St	0.42mi	2/2.0	1,393 (-4%)	19mo	$130,000	$93	56
112 W Olive St	0.51mi	3/1.0 (+1)	1,316 (-9%)	3mo	$130,000	$99	51
304 W Fields Blvd	0.29mi	3/1.0 (+1)	1,312 (-10%)	18mo	$123,500	$94	48
300 W Pine St	0.40mi	3/2.0 (+1)	1,250 (-14%)	4mo	$75,000	$60	48
1001 S Main St	0.39mi	3/1.0 (+1)	1,551 (+7%)	19mo	$103,500	$67	48
204 E Olive St	0.55mi	2/1.0	1,562 (+8%)	22mo	$25,000	$16	42
215 W Pine St	0.34mi	3/2.0 (+1)	1,240 (-15%)	21mo	$189,500	$153	35

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: 35.4%
• Equity multiple: 3.74×
• Total profit: $84,472
• Equity at exit: $99,097

10-year hold

• IRR: 30.5%
• Equity multiple: 8.45×
• Total profit: $229,500
• Equity at exit: $213,706

Cash invested: $30,800 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $385

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 68%

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: $27,500
• Closing costs: $3,300
• 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	0.46mi

Listing history 19 events

1. 2026-06-18
   days on market $110,000 Active 28 DOM
2. 2026-06-17
   days on market $110,000 Active 27 DOM
3. 2026-06-16
   days on market $110,000 Active 26 DOM
4. 2026-06-15
   days on market $110,000 Active 25 DOM
5. 2026-06-13
   days on market $110,000 Active 23 DOM
6. 2026-06-12
   days on market $110,000 Active 22 DOM
7. 2026-06-09
   days on market $110,000 Active 19 DOM
8. 2026-06-08
   days on market $110,000 Active 18 DOM
9. 2026-06-07
   days on market $110,000 Active 17 DOM
10. 2026-06-07
    days on market $110,000 Active 16 DOM
11. 2026-06-04
    days on market $110,000 Active 13 DOM
12. 2026-06-02
    days on market $110,000 Active 12 DOM
13. 2026-06-01
    days on market $110,000 Active 11 DOM
14. 2026-05-31
    days on market $110,000 Active 10 DOM
15. 2026-05-21
    listed $110,000 Active
16. 2026-03-15
    historical
17. 2025-08-26
    listed $130,000 Active
18. 2018-02-27
    soldstatus 446-char remark

    Show marketing remark (446 chars)

    Lots of updates on this late 1800's Victorian bungalow. Outside highliglhts include 2 covered front porches and 1 covered side porch as well as a 1 car storage area in the sandstone concrete reinforced cellar. The updated kitchen boasts a backlit bar/island with newer kitchen cabinets and upgrades. There is a cozy fireplace that makes a statement in the nice sized family room. Priced for a quick sale with immediate possession. .. only $42,500

19. 2017-12-12
    listed $39,900 446-char remark

    Show marketing remark (446 chars)

    Lots of updates on this late 1800's Victorian bungalow. Outside highliglhts include 2 covered front porches and 1 covered side porch as well as a 1 car storage area in the sandstone concrete reinforced cellar. The updated kitchen boasts a backlit bar/island with newer kitchen cabinets and upgrades. There is a cozy fireplace that makes a statement in the nice sized family room. Priced for a quick sale with immediate possession. .. only $42,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥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: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$3,200
• Taxable income: $3,054
• Est. tax owed @ 24.0%: −$733
• After-tax cash flow: $3,891/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 1880 Victorian bungalow requires moderate renovations to improve its condition and increase its value.

Repairs flagged

• Moderate kitchen cabinets — outdated and worn
• Moderate kitchen appliances — outdated and worn
• Moderate paint — worn and uneven
• Moderate landscaping — overgrown and unkempt

Value-add opportunities

• Resale new kitchen appliances — modernizes the space and attracts buyers
• Resale paint job — enhances curb appeal and interior aesthetics
• Both landscaping — improves curb appeal and adds value
• Both new flooring — modernizes the space and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · outdated and worn	Moderate	$3,000–15,000
kitchen appliances · outdated and worn	Moderate	$3,000–15,000
paint · worn and uneven	Moderate	$3,000–15,000
landscaping · overgrown and unkempt	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Resale new kitchen appliances — modernizes the space and attracts buyers ↑
• Resale paint job — enhances curb appeal and interior aesthetics ↑
• Both landscaping — improves curb appeal and adds value ↑
• Both new flooring — modernizes the space and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+175.7% since first listed

5 events — show timeline

• 2026-05-21 Listed $110,000 SOMO
• 2026-03-15 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-08-26 Listed $130,000 Heartland MLS as Distributed by MLS Grid
• 2018-02-27 Sold (MLS) — SOMO
• 2017-12-12 Listed $39,900 SOMO