1201, 1203 S 3rd Ave · Ozark, MO 65721

$229,000

4 bd · 2.0 ba · 1,526 sqft · MultiFamily · 1 Days on market

Built 1970 Fair condition 7,841 sqft lot Est $267k · 14% under

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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 +19.1/30.0
• ARV discount +13.9/15.0
• DSCR +6.0/10.0
• Schools +5.2/10.0
• 1% rule +5.1/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Rare chance to pick up an income producing duplex in Ozark, Missouri. Located just South of the Square, it's on a corner lot with great access. Tenants in both sides. Shown by appointment only.

Key facts

• Great access
• Corner lot
• 7,841 sq ft lot

Tags

• INCOME PRODUCING DUPLEX
• CORNER LOT
• GREAT ACCESS

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Duplex residential income property; One level
• Exterior features: Public maintained road access; City street frontage; Corner lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas central heating
• Interior features: Central air conditioning; Natural gas central heating

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $229k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive. Per door: $94/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $229k).
• Cap rate 7.6% vs local median 2.8% in Ozark — 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 72/100 on livability (#94 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Ozark R-VI (rural): math 60% / reading 62% proficiency, ranked #10 of 324 in MO (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: East Elem. (math 70% / reading 69%, grade A-, #28 of 1,115 statewide, top 3%, 529 students, 35% FRL); Ozark Jr. High (math 54% / reading 59%, grade B, #38 of 391 statewide, top 10%, 946 students, 37% FRL); Ozark High (math 47% / reading 64%, grade C, #64 of 521 statewide, top 12%, 1,838 students, 33% FRL).
• Market conditions: Rents rising fast (+5.3%/yr); 374 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 537 units permitted in Christian County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Christian County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

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

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $229,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.56%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $267,050
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205/207 E Georgia St	0.48mi	4/2.0	1,488 (-2%)	16mo	$259,900	$175	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.34% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.70×
• Total profit: $-19,471
• Equity at exit: $34,145

10-year hold

• IRR: 4.4%
• Equity multiple: 1.35×
• Total profit: $22,755
• Equity at exit: $19,800

Cash invested: $64,120 (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 65721

• Rents YoY: 5.3%
• Active inventory: 374
• Price-to-rent: 16.5×

Monthly cashflow live

• Estimated rent: $2,312 high
• Mortgage (P&I): −$1,201
• Tax est. 1.5%: −$286 /mo · $3,435/yr
• Insurance: −$95
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $188

Break-even live

Break-even rent $2,074

Max offer price $229,000

Occupancy floor 87%

Sensitivity live

Price	-10% $347	-5% $267	+0% $188	+5% $109	+10% $30
Rent	-10% $6	-5% $97	+0% $188	+5% $280	+10% $371
Rate	-1.0pp $304	-0.5pp $247	base $188	+0.5pp $129	+1.0pp $69

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,312
Total (2 units)			$2,312

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1215 S 14th Ave Ozark, MO	3.0	2.0	1292	$1,495	$1.16	21d	1	0.63mi
707 E Watermill Cir Ozark, MO	3.0	2.0	1300	$1,495	$1.15	14d	1	0.67mi
1420 S Treetop Ct Ozark, MO	3.0	2.0	1484	$1,625	$1.10	24d	1	0.70mi
1431 S Treetop Ct Ozark, MO	3.0	2.0	1362	$1,795	$1.32	24d	1	0.75mi
FIC Ozark, MO	3.0	2.0	1440	$951	$0.66	21d	1	0.76mi
1352 W Kirkwood St Ozark, MO	3.0	2.0	1500	$1,695	$1.13	14d	1	0.79mi
1582 S 14th Ave Ozark, MO	1.0–3.0	1.0–2.0	1050	$1,300	$1.24	14d	1	0.79mi

Listing history 3 events

1. 2026-06-13
   status $229,000 Pending 1 DOM
2. 2026-06-09
   remarks 193-char remark
3. 2026-06-09
   listed $229,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°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: $27,744
• − Mortgage interest: −$12,828
• − Property taxes: −$3,435
• − Insurance: −$1,812
• − Repairs & maintenance: −$2,220
• − Management: −$2,220
• − Depreciation: −$6,662
• Taxable loss: −$1,431
• Est. tax savings @ 24.0%: +$343
• After-tax cash flow: $2,604/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate repairs to the exterior siding and roof, along with some landscaping. Upgrades to these areas can significantly increase its value.

Repairs flagged

• Moderate Exterior siding — Weathered appearance
• Moderate Roof — Aged appearance

Value-add opportunities

• Both Paint exterior siding — Fresh paint can improve curb appeal and value
• Both Replace roof — A new roof will significantly increase the home's value and reduce maintenance costs
• Both Landscaping — Well-maintained landscaping can enhance curb appeal and attract tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered appearance	Moderate	$3,000–15,000
Roof · Aged appearance	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$6,000–30,000

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can improve curb appeal and value ↑
• Both Replace roof — A new roof will significantly increase the home's value and reduce maintenance costs ↑
• Both Landscaping — Well-maintained landscaping can enhance curb appeal and attract tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Ozark R-VI
• NCES district ID: 2923430
• Math proficiency: 60% ▼ -1.00%
• Reading proficiency: 62% ▼ -3.00%
• Median HH income: $54,408
• Composite: 52.33/100
• National rank: #1590
• State rank: #10 of 324 in MO

Livability — Ozark

• Score: 72/100
• State rank: #94
• US rank: #6242

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ozark, MO
• County: Christian County · 70,465 people
• City population: 33,452
• Metro: Springfield, MO
• Population (ZIP): 33,452
• Household income: $77,507
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 673.0

Population outlook (Christian County) Hauer SSP2

• Today (2025): 95,071 people
• By 2030: 100,379 · +5.6%
• By 2040: 109,902 · +15.6%
• By 2050: 117,487 · +23.6%
• By 2075: 130,738 · +37.5%
• By 2100: 131,730 · +38.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Italian 3% Slovak 2% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Christian

• 2024 margin: Solid R (+52.2) · D 23.3% · R 75.6% · Other 1.1%
• 2008→2024 swing: -16.4pp toward R · 2008: -35.8pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+50.8 2016: R+54.2 2012: R+46.5 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -103.28%
• Current HPI: 188.699
• Rent YoY: ▲ 5.34%
• Metro: Springfield, MO
• 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

1 event — show timeline

• 2026-06-09 Listed $229,000 SOMO