322 W Lafayette St · El Dorado Springs, MO 64744

$99,500

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 8 Days on market

Built 1958 0.25 ac lot Est $129k · 23% under

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.6/10.0
• 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

* * CHECK OUT THESE INTERIOR PICS!! * * Affordable Home in El Dorado Springs, MO for Sale. You can't always judge a book by its cover! Just Listed in El Dorado Springs, Missouri is a 2 Bed (plus one non-conforming), 1 Bath home that's worth a diligent look! While the exterior of this home could still use some updates, the inside is picture perfect! Flooring, walls, & fixtures of this 960 sq ft home offer a fresh and relaxing palette that will make an excellent backdrop for any new owner. The clean and simple kitchen offers attractive cabinetry and black & stainless appliances. A laundry closet is a convenient & efficient use of space in this home that wastes not an inch. While the home offers 2 bedrooms, the office could function as a 3rd bedroom as well. The bathroom has been updated with newer fixtures and offers a clean, bright space with plenty of storage in the spacious linen closet. The home features a 1-car attached garage for convenient parking & storage. A covered patio overlooks a partially shaded back yard. Homes under $100,000 are difficult to find! Call soon to schedule a showing on this house that could be your next home sweet home!

Key facts

• Laundry closet
• Covered patio
• Clean kitchen

Tags

• CLEAN KITCHEN
• LAUNDRY CLOSET
• COVERED PATIO
• PARTIALLY SHADED BACK YARD
• UPDATED BATHROOM
• ATTRACTIVE CABINETRY

Property features AI

Finance

• Other: Lot approximately 0.25 acres
• HOA & community: No association fees

Exterior

• Parking: Attached garage facing front (1-car garage)
• Utilities: Public water; Public sewer; Fiber and high-speed internet available
• Home design: Single family residence; Residential property; Ranch style; One story; Located inside city limits
• Construction: Asbestos siding or materials; Composition roof
• Exterior features: Covered patio; Paved road access; Not in a flood plain; Public maintenance for road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Ranch floor plan; Crawl space basement; Office
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 12.9% 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; 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 $11k of equity ($688 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 1958 — 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 $99,500

Questions for the listing agent

1. Built in 1958 — 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: 1.46% ✓
• Cap rate: 12.92%
• Cash-on-cash: 23.66%
• DSCR: 2.05
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $128,640
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 W Fields Blvd	0.10mi	2/1.0	888 (-8%)	5mo	$125,000	$141	79
206 W Fields Blvd	0.27mi	2/1.0	875 (-9%)	8mo	$124,900	$143	66
802 S Jackson St	0.29mi	2/1.0	875 (-9%)	8mo	$119,000	$136	65
210 E Oak St	0.63mi	2/1.0	972 (+1%)	9mo	$129,900	$134	61
121 W Pine St	0.37mi	2/1.0	1,056 (+10%)	8mo	$20,000	$19	59
109 W Marshall St	0.39mi	2/1.0	1,040 (+8%)	13mo	$125,900	$121	57
112/114 W Martin St	0.63mi	2/1.0	912 (-5%)	9mo	$115,000	$126	55
120 W Pine St	0.40mi	2/1.0	840 (-12%)	11mo	$119,000	$142	51
109 W Pine St	0.42mi	2/1.0	850 (-12%)	13mo	$39,900	$47	50

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: 42.0%
• Equity multiple: 4.20×
• Total profit: $89,146
• Equity at exit: $89,637

10-year hold

• IRR: 36.3%
• Equity multiple: 9.43×
• Total profit: $234,936
• Equity at exit: $193,307

Cash invested: $27,860 (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 64744

• Home prices YoY: 5.2%
• Active inventory: 84
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$33 /mo · $395/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $549

Break-even live

Break-even rent $755

Max offer price $99,500

Occupancy floor 57%

Sensitivity live

Price	-10% $606	-5% $578	+0% $549	+5% $521	+10% $493
Rent	-10% $435	-5% $492	+0% $549	+5% $607	+10% $664
Rate	-1.0pp $599	-0.5pp $575	base $549	+0.5pp $524	+1.0pp $497

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: $24,875
• Closing costs: $2,985
• 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	44d	1	0.79mi

Listing history 7 events

1. 2026-06-21
   days on market $99,500 Active 8 DOM
2. 2026-06-18
   days on market $99,500 Active 6 DOM
3. 2026-06-17
   days on market $99,500 Active 5 DOM
4. 2026-06-16
   days on market $99,500 Active 4 DOM
5. 2026-06-15
   days on market $99,500 Active 3 DOM
6. 2026-06-13
   remarks 675-char remark
7. 2026-06-13
   listed $99,500 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: $395 · $33/mo
• Projected year-2 tax: $965 · $80/mo
• Expected delta: +$571/yr (+$48/mo · 144.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: −$5,574
• − Property taxes: −$395
• − Insurance: −$498
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$2,895
• Taxable income: $5,256
• Est. tax owed @ 24.0%: −$1,261
• After-tax cash flow: $5,331/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

+0.0% since first listed

3 events — show timeline

• 2026-06-12 Listed $99,500 SOMO
• 2026-06-12 Listed $99,500 Heartland MLS as Distributed by MLS Grid
• 2019-02-19 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $395 · +8.5% YoY. Source: county tax records.