314 S Park St · El Dorado Springs, MO 64744

$126,400

2 bd · 1.5 ba · 1,192 sqft · SingleFamily public records · 62 Days on market

Built 1920 0.79 ac lot Est $123k · 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 +28.0/30.0
• Appreciation +10.0/10.0
• DSCR +9.9/10.0
• 1% rule +6.5/10.0
• ARV discount +6.2/15.0
• 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

SOLD AS IS--GRANTEE HEREIN SHALL BE PROHIBITED FROM CONVEYING CAPTION PROPERTY TO A BONAFIDE PURCHASER FOR VALUE FOR A SALES PRICE OF GREATER THAN $($ figure calculated as the SP x 120% rounded to nearest $100) FOR A PERIOD OF 3 MONTHS FROM THE DATE OF THIS DEED. GRANTEE SHALL ALSO BE PROHIBITED FROM ENCUMBERING SUBJECT PROPERTY WITH A SECURITY INTEREST IN THE PRINCIPAL AMOUNT GREATER THAN $(same $$ figure as above) FOR A PERIOD OF 3 MONTHS FROM THE DATE OF THIS DEED. THESE RESTRICTIONS SHALL RUN WITH THE LAND AND ARE NOT PERSONAL TO GRANTEE. IF buyer has real estate agent NO COMMISSION PAID.

Key facts

• Craftsman-style home
• Large lot
• Hardwood floors

Tags

• CRAFTSMAN-STYLE HOME
• HARDWOOD FLOORS
• MODERN PRIVACY FENCE
• LARGE LOT
• PEACEFUL NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $126k).
• Recommended offer: $119k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 ($874 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 $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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 1920 — 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 $118,816 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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 1920 — 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. 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?
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: 1.15% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.31%
• DSCR: 1.59
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $122,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 S Ohio St	0.16mi	3/1.5 (+1)	1,145 (-4%)	9mo	$108,000	$94	74
603 E Lafayette St	0.30mi	2/2.0	1,100 (-8%)	10mo	$189,000	$172	63
807 S Jackson St	0.42mi	3/1.0 (+1)	1,152 (-3%)	10mo	$129,900	$113	59
1100 S Jackson St	0.58mi	2/2.0	1,157 (-3%)	12mo	$112,500	$97	56
109 E Poplar St	0.34mi	3/2.0 (+1)	1,120 (-6%)	15mo	$125,900	$112	54
109 W Marshall St	0.27mi	2/1.0	1,040 (-13%)	13mo	$125,900	$121	54
707 N Saint James St	0.68mi	3/1.0 (+1)	1,192 (0%)	10mo	$199,000	$167	53
300 W Pine St	0.65mi	3/2.0 (+1)	1,250 (+5%)	4mo	$75,000	$60	52
121 W Pine St	0.48mi	2/1.0	1,056 (-11%)	8mo	$20,000	$19	50
112 W Olive St	0.54mi	3/1.0 (+1)	1,316 (+10%)	3mo	$130,000	$99	48
1109 S High St	0.72mi	3/1.0 (+1)	1,232 (+3%)	14mo	$127,500	$103	42
304 W Fields Blvd	0.59mi	3/1.0 (+1)	1,312 (+10%)	18mo	$123,500	$94	34

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: 34.1%
• Equity multiple: 3.65×
• Total profit: $93,786
• Equity at exit: $113,871

10-year hold

• IRR: 29.3%
• Equity multiple: 8.25×
• Total profit: $256,423
• Equity at exit: $245,567

Cash invested: $35,392 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$663
• Tax from tax record: −$37 /mo · $450/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $392

Break-even live

Break-even rent $953

Max offer price $126,400

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: $31,600
• Closing costs: $3,792
• 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	0.17mi

Listing history 9 events

1. 2026-04-15
   status Pending
2. 2026-02-11
   listed $126,400 Active
3. 2025-10-22
   price $129,900
4. 2025-10-07
   price $133,900
5. 2025-09-17
   price $135,900
6. 2025-08-11
   listed $164,900 Active
7. 2024-06-27
   soldstatus
8. 2007-05-21
   soldstatus 601-char remark

   Show marketing remark (601 chars)

   SOLD AS IS--GRANTEE HEREIN SHALL BE PROHIBITED FROM CONVEYING CAPTION PROPERTY TO A BONAFIDE PURCHASER FOR VALUE FOR A SALES PRICE OF GREATER THAN $($ figure calculated as the SP x 120% rounded to nearest $100) FOR A PERIOD OF 3 MONTHS FROM THE DATE OF THIS DEED. GRANTEE SHALL ALSO BE PROHIBITED FROM ENCUMBERING SUBJECT PROPERTY WITH A SECURITY INTEREST IN THE PRINCIPAL AMOUNT GREATER THAN $(same $$ figure as above) FOR A PERIOD OF 3 MONTHS FROM THE DATE OF THIS DEED. THESE RESTRICTIONS SHALL RUN WITH THE LAND AND ARE NOT PERSONAL TO GRANTEE. IF buyer has real estate agent NO COMMISSION PAID.

9. 2007-01-10
   listed $38,500 601-char remark

   Show marketing remark (601 chars)

   SOLD AS IS--GRANTEE HEREIN SHALL BE PROHIBITED FROM CONVEYING CAPTION PROPERTY TO A BONAFIDE PURCHASER FOR VALUE FOR A SALES PRICE OF GREATER THAN $($ figure calculated as the SP x 120% rounded to nearest $100) FOR A PERIOD OF 3 MONTHS FROM THE DATE OF THIS DEED. GRANTEE SHALL ALSO BE PROHIBITED FROM ENCUMBERING SUBJECT PROPERTY WITH A SECURITY INTEREST IN THE PRINCIPAL AMOUNT GREATER THAN $(same $$ figure as above) FOR A PERIOD OF 3 MONTHS FROM THE DATE OF THIS DEED. THESE RESTRICTIONS SHALL RUN WITH THE LAND AND ARE NOT PERSONAL TO GRANTEE. IF buyer has real estate agent NO COMMISSION PAID.

ⓘ 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: $450 · $37/mo
• Projected year-2 tax: $1,226 · $102/mo
• Expected delta: +$776/yr (+$65/mo · 172.5%)

ⓘ 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 100% 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: −$7,080
• − Property taxes: −$450
• − Insurance: −$632
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$3,677
• Taxable income: $2,777
• Est. tax owed @ 24.0%: −$666
• After-tax cash flow: $4,043/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

+228.3% since first listed

9 events — show timeline

• 2026-04-15 Pending — WCAR
• 2026-02-11 Listed $126,400 WCAR
• 2025-10-22 Price Changed $129,900 WCAR
• 2025-10-07 Price Changed $133,900 WCAR
• 2025-09-17 Price Changed $135,900 WCAR
• 2025-08-11 Listed $164,900 WCAR
• 2024-06-27 Sold (Public Records) — Public Records
• 2007-05-21 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-01-10 Listed $38,500 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2025): $450 · +10.6% YoY. Source: county tax records.