708 Locust St · Edgar Springs, MO 65462

$145,000

3 bd · 1.0 ba · 1,564 sqft · SingleFamily public records · 438 Days on market

Built 1959 0.67 ac lot Est $239k · 39% under ↓ 6% since listing

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Why this score? — see what drove the C 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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• Appreciation +7.5/10.0
• Schools +5.2/10.0
• DSCR +4.3/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 0.67 acre lot
• Built 1959
• Listed 438 days

Property features AI

Finance

• Other: Private ownership; Seller may consider concessions

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One level
• Construction: Stone veneer and brick veneer exterior; Has crawl space basement; Built above-grade living area per assessor
• Exterior features: Corner lot; Deck; Shed(s)

Interior

• Kitchen: Dishwasher; Electric cooktop; Range hood; Wall oven; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (propane); Central air conditioning (electric)
• Interior features: Breakfast bar; Pantry; Living room fireplace
• Laundry & utility: Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $25 ($301/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (22.0% below list).
• Recommended offer: $113k (22.0% below list) — sets the bar for 1% rule.

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 $8k of equity ($1k loan paydown + $7k 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 $41k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 438 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,047 (22.0% below list)

Questions for the listing agent

1. It's been on market 438 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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: 0.78% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.74%
• DSCR: 1.03
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $239,292
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15801 State Route FF	0.35mi	3/1.5	1,372 (-12%)	15mo	$209,900	$153	48

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: 13.4%
• Equity multiple: 1.85×
• Total profit: $34,710
• Equity at exit: $81,910

10-year hold

• IRR: 14.2%
• Equity multiple: 3.55×
• Total profit: $103,567
• Equity at exit: $141,151

Cash invested: $40,600 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,130 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$47 /mo · $566/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $25

Break-even live

Break-even rent $1,099

Max offer price $145,000

Occupancy floor 93%

Sensitivity live

Price	-10% $107	-5% $66	+0% $25	+5% $-16	+10% $-57
Rent	-10% $-64	-5% $-20	+0% $25	+5% $70	+10% $114
Rate	-1.0pp $98	-0.5pp $62	base $25	+0.5pp $-12	+1.0pp $-51

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $145,000 Active 438 DOM
2. 2026-06-19
   days on market $145,000 Active 435 DOM
3. 2026-06-18
   days on market $145,000 Active 434 DOM
4. 2026-06-17
   days on market $145,000 Active 433 DOM
5. 2026-06-16
   days on market $145,000 Active 432 DOM
6. 2026-06-15
   days on market $145,000 Active 431 DOM
7. 2026-06-14
   days on market $145,000 Active 429 DOM
8. 2026-06-12
   days on market $145,000 Active 428 DOM
9. 2026-06-09
   days on market $145,000 Active 425 DOM
10. 2026-06-08
    days on market $145,000 Active 424 DOM
11. 2026-06-07
    days on market $145,000 Active 423 DOM
12. 2026-06-05
    days on market $145,000 Active 420 DOM
13. 2026-06-02
    days on market $145,000 Active 418 DOM
14. 2026-05-31
    days on market $145,000 Active 417 DOM
15. 2026-05-30
    days on market $145,000 Active 416 DOM
16. 2026-05-12
    price $145,000
17. 2026-03-18
    price $147,900
18. 2025-08-22
    status Active
19. 2025-08-11
    historical Active Under Contract
20. 2025-07-25
    price $149,900
21. 2025-04-09
    listed $154,900 Active
22. 2009-10-07
    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: $566 · $47/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$841/yr (+$70/mo · 148.6%)

ⓘ 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 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: $13,566
• − Mortgage interest: −$8,122
• − Property taxes: −$566
• − Insurance: −$725
• − Repairs & maintenance: −$1,085
• − Management: −$1,085
• − Depreciation: −$4,218
• Taxable loss: −$2,236
• Est. tax savings @ 24.0%: +$537
• After-tax cash flow: $838/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

-6.4% since first listed

7 events — show timeline

• 2026-05-12 Price Changed $145,000 MARIS as Distributed by MLS Grid
• 2026-03-18 Price Changed $147,900 MARIS as Distributed by MLS Grid
• 2025-08-22 Relisted — MARIS as Distributed by MLS Grid
• 2025-08-11 Contingent — MARIS as Distributed by MLS Grid
• 2025-07-25 Price Changed $149,900 MARIS as Distributed by MLS Grid
• 2025-04-09 Listed $154,900 MARIS as Distributed by MLS Grid
• 2009-10-07 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $566 · +10.3% YoY. Source: county tax records.