1024 Jay St · Eldon, MO 65026

$215,000

4 bd · 2.0 ba · 1,925 sqft · Other · 1 Days on market

Built 1973 0.37 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).

• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.1/10.0

Listing remarks

Welcome home to this beautifully remodeled 4-bedroom, 2-bath property located in the heart of Eldon. Situated on a spacious 1/3-acre fenced corner lot, this move-in-ready home has been thoughtfully updated inside and out! Step inside to discover updated finishes throughout, including refreshed flooring, fixtures, and contemporary touches that create a warm and inviting atmosphere. Multiple living spaces provide flexibility for entertaining, relaxing, working from home, or accommodating a growing family. The well-designed layout offers comfortable bedrooms, updated bathrooms, and plenty of room to spread out. Outside, you'll appreciate the fully fenced yard, perfect for pets, play, gardening

Key facts

• Updated finishes
• One-car garage
• Fenced corner lot

Tags

• FENCED CORNER LOT
• UPDATED FINISHES
• MULTIPLE LIVING SPACES
• FULLY FENCED YARD
• ONE-CAR GARAGE
• CORNER LOT

Property features AI

Exterior

• Parking: Attached garage with garage door opener (1 space); Concrete driveway
• Utilities: Public water; Public sewer
• Home design: Single-family detached home; One level; Updated/remodeled condition
• Construction: Brick construction; Shingle roof; Crawl space foundation; Built or significantly updated (updated/remodeled)
• Exterior features: Covered deck; City lot; Level lot; Asphalt-paved road access

Interior

• Kitchen: Cooktop; Range; Dishwasher
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Unfurnished; Accessible full bathroom; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $215k.

Deal economics

• At list price, monthly cash flow is $-241 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (19.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (38.8% below list).
• Recommended offer: $132k (38.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#249 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D, amenities F, commute F.
• Eldon R-I (town): math 46% / reading 54% proficiency, ranked #52 of 324 in MO (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 106 active listings in the ZIP; 88 units permitted in Miller County in 2024 (31 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($1k loan paydown + $22k appreciation (10.0% local appreciation)).
• Miller County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $131,643 (38.8% 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. Built in 1973 — 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. 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?
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: 0.61% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.80%
• DSCR: 0.79
• GRM: 13.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 2.69×
• Total profit: $101,658
• Equity at exit: $193,689

10-year hold

• IRR: 18.9%
• Equity multiple: 6.17×
• Total profit: $311,210
• Equity at exit: $417,698

Cash invested: $60,200 (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 65026

• Home prices YoY: 5.3%
• Active inventory: 106
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $1,316 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$64 /mo · $763/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $-241

Break-even live

Break-even rent $1,621

Max offer price $172,478

Occupancy floor —

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $215,000 Active 1 DOM

ⓘ 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: $763 · $64/mo
• Projected year-2 tax: $2,086 · $174/mo
• Expected delta: +$1,322/yr (+$110/mo · 173.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,797
• − Mortgage interest: −$12,043
• − Property taxes: −$763
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$6,255
• Taxable loss: −$6,867
• Est. tax savings @ 24.0%: +$1,648
• After-tax cash flow: $-1,240/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: Eldon R-I
• NCES district ID: 2911340
• Math proficiency: 46% ▼ -2.00%
• Reading proficiency: 54% ▼ -2.00%
• Median HH income: $34,415
• Composite: 41.27/100
• National rank: #3521
• State rank: #52 of 324 in MO

Livability — Eldon

• Score: 66/100
• State rank: #249
• US rank: #12203

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment D Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eldon, MO
• Population (ZIP): 11,648

Population outlook (Miller County) Hauer SSP2

• Today (2025): 25,396 people
• By 2030: 25,344 · -0.2%
• By 2040: 24,740 · -2.6%
• By 2050: 23,415 · -7.8%
• By 2075: 19,426 · -23.5%
• By 2100: 13,742 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Italian 2% Romanian 1%
• Foreign-born: 1% · China, Canada
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 2%

Political lean MEDSL · Miller

• 2024 margin: Solid R (+67.3) · D 15.9% · R 83.2%
• 2008→2024 swing: -30.5pp toward R · 2008: -36.8pp · 2024: -67.3pp
• All cycles: 2024: R+67.3 2020: R+65.7 2016: R+66.0 2012: R+49.4 2008: R+36.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 20.13%
• Current HPI: 400.83
• 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

2 events — show timeline

• 2026-06-18 Listed $215,000 LOBR
• 2024-10-17 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $763 · +8.8% YoY. Source: county tax records.