160 Broadway St · Edgar Springs, MO 65462

$149,500

2 bd · 1.0 ba · 3,472 sqft · SingleFamily public records · 74 Days on market

Built 2000 1.53 ac lot

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Why this score? — see what drove the D 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 +8.6/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Schools +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.0/10.0

Listing remarks

Rare opportunity showcasing small-town living at its finest. This spacious home features a huge great room with a fireplace, a bright front sunroom, and an impressive layout with 4 bedrooms plus a bonus loft. The property includes a well-stocked pond, a well-maintained newer garage, and a secluded backyard backing to a field. Conveniently located near Highway 63, a fueling station, and Dollar General, you’ll enjoy easy access with amazing potential. With incredible flexibility, the property is ideal for a residence, storefront, community space, or even a restaurant—endless possibilities. The previous owner operated a beauty shop on-site, adding to its unique potential. Don&rsquo

Key facts

• 1.53 acre lot
• Garage
• Built 2000

Property features AI

Exterior

• Parking: One-car garage
• Security: No security details provided
• Utilities: Public water; Public sewer; Electric service available; Propane (leased)
• Home design: Single-family residential; One-and-one-half story
• Construction: Vinyl siding; Attic/crawl hatchway(s) insulated; Estimated year built
• Exterior features: Corner lot; Adjoins open ground; Pond on the lot

Interior

• Kitchen: No appliance details provided
• Bedrooms: Four bedrooms (all on the main level)
• Flooring: No flooring details provided
• Bathrooms: Three full bathrooms (all on the main level)
• Heating & cooling: Electric heating; Propane heating (leased); Window air conditioning units
• Interior features: Electric fireplace
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (30.4% below list).
• Recommended offer: $104k (30.4% 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.
• By year 5, 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 74 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $26k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,032 (30.4% 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. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.67%
• DSCR: 0.84
• GRM: 12.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.62×
• Total profit: $26,014
• Equity at exit: $84,452

10-year hold

• IRR: 11.2%
• Equity multiple: 3.05×
• Total profit: $85,774
• Equity at exit: $145,531

Cash invested: $41,860 (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: 12.0×

Monthly cashflow live

• Estimated rent: $1,040 medium
• Mortgage (P&I): −$784
• Tax from tax record: −$104 /mo · $1,244/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $-128

Break-even live

Break-even rent $1,202

Max offer price $126,877

Occupancy floor —

Sensitivity live

Price	-10% $-43	-5% $-86	+0% $-128	+5% $-170	+10% $-213
Rent	-10% $-210	-5% $-169	+0% $-128	+5% $-87	+10% $-46
Rate	-1.0pp $-53	-0.5pp $-90	base $-128	+0.5pp $-167	+1.0pp $-206

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $149,500 Active 74 DOM
2. 2026-06-18
   days on market $149,500 Active 73 DOM
3. 2026-06-18
   price $149,500 Active 72 DOM
4. 2026-06-17
   days on market $155,000 Active 72 DOM
5. 2026-06-16
   days on market $155,000 Active 71 DOM
6. 2026-06-15
   days on market $155,000 Active 70 DOM
7. 2026-06-14
   days on market $155,000 Active 68 DOM
8. 2026-06-12
   days on market $155,000 Active 67 DOM
9. 2026-06-09
   days on market $155,000 Active 64 DOM
10. 2026-06-08
    days on market $155,000 Active 63 DOM
11. 2026-06-07
    days on market $155,000 Active 62 DOM
12. 2026-06-05
    days on market $155,000 Active 59 DOM
13. 2026-06-02
    days on market $155,000 Active 57 DOM
14. 2026-06-01
    days on market $155,000 Active 56 DOM
15. 2026-05-31
    days on market $155,000 Active 55 DOM
16. 2026-05-30
    days on market $155,000 Active 54 DOM
17. 2026-05-04
    price $165,000
18. 2026-04-10
    status Active
19. 2026-03-29
    status Pending
20. 2026-03-26
    listed $175,000 Active
21. 2018-11-30
    historical
22. 2018-10-23
    price $142,500
23. 2018-09-17
    listed $152,000 Active
24. 2018-07-05
    historical
25. 2018-06-12
    price $149,600
26. 2018-05-04
    price $158,300
27. 2018-03-30
    listed $164,300 Active
28. 2000-06-01
    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: $1,244 · $104/mo
• Projected year-2 tax: $1,450 · $121/mo
• Expected delta: +$207/yr (+$17/mo · 16.6%)

ⓘ 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 0% 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: $12,484
• − Mortgage interest: −$8,374
• − Property taxes: −$1,244
• − Insurance: −$748
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$4,349
• Taxable loss: −$4,228
• Est. tax savings @ 24.0%: +$1,015
• After-tax cash flow: $-522/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

+0.4% since first listed

12 events — show timeline

• 2026-05-04 Price Changed $165,000 MARIS as Distributed by MLS Grid
• 2026-04-10 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-29 Pending — MARIS as Distributed by MLS Grid
• 2026-03-26 Listed $175,000 MARIS as Distributed by MLS Grid
• 2018-11-30 Delisted — MARIS as Distributed by MLS Grid
• 2018-10-23 Price Changed $142,500 MARIS as Distributed by MLS Grid
• 2018-09-17 Listed $152,000 MARIS as Distributed by MLS Grid
• 2018-07-05 Delisted — MARIS as Distributed by MLS Grid
• 2018-06-12 Price Changed $149,600 MARIS as Distributed by MLS Grid
• 2018-05-04 Price Changed $158,300 MARIS as Distributed by MLS Grid
• 2018-03-30 Listed $164,300 MARIS as Distributed by MLS Grid
• 2000-06-01 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,244 · +12.0% YoY. Source: county tax records.