408 N St James St · El Dorado Springs, MO 64744

$79,500

2 bd · 1.0 ba · 728 sqft · SingleFamily public records · 11 Days on market

Built 1930 6,098 sqft lot Est $70k · 14% over

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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).

• Cash flow +24.8/30.0
• Appreciation +10.0/10.0
• DSCR +8.0/10.0
• 1% rule +5.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +1.3/15.0

Listing remarks MLS

Affordable Home or Investment Opportunity in El Dorado Springs, MO. Homes under $100,000 are becoming harder to find--don't miss this opportunity! This well-kept 824 sq ft home offers inviting curb appeal and practical living in a manageable size. With 2 bedrooms and 1 bathroom, it's a comfortable option for a first-time buyer, downsizer, or investor seeking rental potential. Low-maintenance updates include vinyl siding, vinyl windows, and a durable metal roof for added peace of mind. Inside, you'll find clean, functional living space ready for your personal touch. A detached one-car garage provides convenient parking or additional storage. If you're looking for affordability, simplicity, and solid value, this property is worth a look.

Key facts

• Vinyl windows
• Metal roof
• Vinyl siding

Tags

• LOW MAINTENANCE UPDATES
• VINYL SIDING
• VINYL WINDOWS
• METAL ROOF
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($806 rent vs $80k).
• Cap rate 8.8% 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: 84 active listings in the ZIP; 4 units permitted in Cedar County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($550 loan paydown + $8k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 1930 — 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 $79,500

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.10%
• DSCR: 1.40
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $69,888
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 N St James St	0.00mi	2/1.0	824 (+13%)	1mo	$79,500	$96	77
104 N Park St	0.28mi	1/1.0 (-1)	748 (+3%)	2mo	$29,500	$39	76
2450 SW 453 Private Rd	0.48mi	2/1.0	728 (0%)	18mo	$129,000	$177	62
102 N Summer St	0.44mi	2/1.0	700 (-4%)	14mo	$12,500	$18	62
106 N High St E	0.40mi	2/1.0	800 (+10%)	19mo	$79,900	$100	49
311 S Park St	0.48mi	1/1.0 (-1)	764 (+5%)	19mo	$10,000	$13	48

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: 30.9%
• Equity multiple: 3.43×
• Total profit: $54,009
• Equity at exit: $71,620

10-year hold

• IRR: 26.7%
• Equity multiple: 7.76×
• Total profit: $150,518
• Equity at exit: $154,451

Cash invested: $22,260 (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: 84
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $806 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$18 /mo · $216/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $169

Break-even live

Break-even rent $592

Max offer price $79,500

Occupancy floor 74%

Sensitivity live

Price	-10% $214	-5% $191	+0% $169	+5% $146	+10% $124
Rent	-10% $105	-5% $137	+0% $169	+5% $201	+10% $232
Rate	-1.0pp $209	-0.5pp $189	base $169	+0.5pp $148	+1.0pp $127

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-21
   soldstatus Closed 745-char remark

   Show marketing remark (745 chars)

   Affordable Home or Investment Opportunity in El Dorado Springs, MO. Homes under $100,000 are becoming harder to find--don't miss this opportunity! This well-kept 824 sq ft home offers inviting curb appeal and practical living in a manageable size. With 2 bedrooms and 1 bathroom, it's a comfortable option for a first-time buyer, downsizer, or investor seeking rental potential. Low-maintenance updates include vinyl siding, vinyl windows, and a durable metal roof for added peace of mind. Inside, you'll find clean, functional living space ready for your personal touch. A detached one-car garage provides convenient parking or additional storage. If you're looking for affordability, simplicity, and solid value, this property is worth a look.

2. 2026-03-03
   status Pending 745-char remark

   Show marketing remark (745 chars)

   Affordable Home or Investment Opportunity in El Dorado Springs, MO. Homes under $100,000 are becoming harder to find--don't miss this opportunity! This well-kept 824 sq ft home offers inviting curb appeal and practical living in a manageable size. With 2 bedrooms and 1 bathroom, it's a comfortable option for a first-time buyer, downsizer, or investor seeking rental potential. Low-maintenance updates include vinyl siding, vinyl windows, and a durable metal roof for added peace of mind. Inside, you'll find clean, functional living space ready for your personal touch. A detached one-car garage provides convenient parking or additional storage. If you're looking for affordability, simplicity, and solid value, this property is worth a look.

3. 2026-03-03
   status Pending

   Show marketing remark (745 chars)

   Affordable Home or Investment Opportunity in El Dorado Springs, MO. Homes under $100,000 are becoming harder to find--don't miss this opportunity! This well-kept 824 sq ft home offers inviting curb appeal and practical living in a manageable size. With 2 bedrooms and 1 bathroom, it's a comfortable option for a first-time buyer, downsizer, or investor seeking rental potential. Low-maintenance updates include vinyl siding, vinyl windows, and a durable metal roof for added peace of mind. Inside, you'll find clean, functional living space ready for your personal touch. A detached one-car garage provides convenient parking or additional storage. If you're looking for affordability, simplicity, and solid value, this property is worth a look.

4. 2026-02-20
   listed $79,500 Active 745-char remark

   Show marketing remark (745 chars)

   Affordable Home or Investment Opportunity in El Dorado Springs, MO. Homes under $100,000 are becoming harder to find--don't miss this opportunity! This well-kept 824 sq ft home offers inviting curb appeal and practical living in a manageable size. With 2 bedrooms and 1 bathroom, it's a comfortable option for a first-time buyer, downsizer, or investor seeking rental potential. Low-maintenance updates include vinyl siding, vinyl windows, and a durable metal roof for added peace of mind. Inside, you'll find clean, functional living space ready for your personal touch. A detached one-car garage provides convenient parking or additional storage. If you're looking for affordability, simplicity, and solid value, this property is worth a look.

5. 2026-02-20
   listed $79,500 Active

   Show marketing remark (745 chars)

   Affordable Home or Investment Opportunity in El Dorado Springs, MO. Homes under $100,000 are becoming harder to find--don't miss this opportunity! This well-kept 824 sq ft home offers inviting curb appeal and practical living in a manageable size. With 2 bedrooms and 1 bathroom, it's a comfortable option for a first-time buyer, downsizer, or investor seeking rental potential. Low-maintenance updates include vinyl siding, vinyl windows, and a durable metal roof for added peace of mind. Inside, you'll find clean, functional living space ready for your personal touch. A detached one-car garage provides convenient parking or additional storage. If you're looking for affordability, simplicity, and solid value, this property is worth a look.

6. 2015-10-13
   soldstatus 102-char remark

   Show marketing remark (102 chars)

   Bungalow on paved street. Close to downtown El Dorado Springs. 2BR, 1BA LR, kitchen, and utility room.

7. 2015-01-16
   listed $20,000 102-char remark

   Show marketing remark (102 chars)

   Bungalow on paved street. Close to downtown El Dorado Springs. 2BR, 1BA LR, kitchen, and utility room.

ⓘ 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: $216 · $18/mo
• Projected year-2 tax: $771 · $64/mo
• Expected delta: +$555/yr (+$46/mo · 257.5%)

ⓘ 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: $9,672
• − Mortgage interest: −$4,453
• − Property taxes: −$216
• − Insurance: −$398
• − Repairs & maintenance: −$774
• − Management: −$774
• − Depreciation: −$2,313
• Taxable income: $746
• Est. tax owed @ 24.0%: −$179
• After-tax cash flow: $1,846/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

+297.5% since first listed

7 events — show timeline

• 2026-05-21 Sold (MLS) — SOMO
• 2026-03-03 Pending — SOMO
• 2026-03-03 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-02-20 Listed $79,500 SOMO
• 2026-02-20 Listed $79,500 Heartland MLS as Distributed by MLS Grid
• 2015-10-13 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2015-01-16 Listed $20,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.0%/yr

Latest (2025): $216 · +10.6% YoY. Source: county tax records.