In the evolving landscape of real estate investing, a new, highly sought-after asset class is emerging: the rural “Live-Work” compound. With the rise of the entrepreneurial economy, buyers are actively hunting for properties that offer both a spacious residential footprint and legitimate commercial potential. However, finding a property that bridges the gap between a family homestead and a functional storefront—without paying massive commercial real estate premiums—is incredibly difficult.
Today, we are analyzing a property that perfectly executes this dual-purpose strategy. Located at 160 Broadway St, Edgar Springs, MO 65462, this sprawling 2,223-square-foot Craftsman home sits on 1.53 acres and is currently listed at $165,000 following a recent $10,000 price cut.
Featuring a well-stocked pond, 4 bedrooms, 3 bathrooms, and a history as an operational beauty shop, this property is a masterclass in flexible utility. Let’s break down the staggering economics of acquiring 2,200+ square feet for $74/sqft, the strategic advantage of buying “AS-IS,” and how this Missouri property offers infinite monetization possibilities.
Property Highlights at a Glance
| Metric | Specification |
|---|---|
| Listing Price | $165,000 (Following a $10K Price Drop on May 4th) |
| Price Per Square Foot | $74/sqft (Massive discount for a 2000s build) |
| Primary Livable Area | 2,223 Sq. Ft. (4 Bedrooms / 3 Full Bathrooms) |
| Lot Size | 1.53 Acres (Corner Lot backing to an open field) |
| Topography Features | Private Well-Stocked Pond on-site |
| Commercial Potential | Previously operated as an on-site beauty shop |
| Architecture | Craftsman Style (Built in 2000) |
| Sale Condition | Selling AS-IS |
The Investment Economics: The $74/SqFt Anomaly
To understand the raw value of this Edgar Springs property, you have to look closely at the square footage and the year it was built.
In today’s construction market, building a 2,223-square-foot home from the ground up costs upwards of $150 to $200 per square foot. Yet, this property is currently listed at just $74 per square foot. What makes this even more remarkable is that this is not a 100-year-old crumbling farmhouse; this home was built in the year 2000. It likely possesses modern plumbing, contemporary electrical routing, and standard modern framing.
The seller recently dropped the price from $175,000 to $165,000, signaling motivation. For an investor, acquiring a relatively modern, massive footprint at a 50%+ discount against replacement costs represents an immediate, built-in equity spread. Furthermore, the annual property taxes are remarkably low at just $1,244 a year. This incredibly low holding cost means an investor can take their time executing a renovation or business plan without bleeding cash.
Demystifying the “AS-IS” Clause
The listing clearly states: “Being Sold AS-IS!” For retail homebuyers relying on strict FHA or VA loans, this phrase is terrifying. It means the seller will not make any repairs prior to closing.
For the savvy investor, however, “AS-IS” is the ultimate negotiation lever. It purposefully filters out the vast majority of the casual buyer pool, leaving the door wide open for cash buyers or those with flexible conventional financing. Because the seller is prioritizing a fast, hassle-free exit over top-dollar retail pricing, the buyer gets to dictate the terms. You are trading the convenience of a pristine, move-in-ready home for a massive discount on the purchase price. Given the year the home was built (2000), an “AS-IS” condition usually points to cosmetic fatigue—such as needing new paint, updated flooring, or minor appliance replacements—rather than catastrophic structural failure.
The Live-Work Blueprint: Commercial Flexibility
The true secret weapon of this property is its mixed-use history and strategic location. The listing notes that “The previous owner operated a beauty shop on-site.”
Why does this matter? It means the home is already logistically adapted for commercial traffic. A former beauty shop implies the existence of separate entrances, upgraded plumbing (for wash stations), specialized electrical outlets, and dedicated parking space.
Because the property is located near Highway 63, a fueling station, and a Dollar General, it benefits from high visibility and easy access. An investor or entrepreneur could execute several highly lucrative strategies here:
- The Storefront Homestead: Live in the expansive 4-bedroom house and utilize the salon space for a home-based business, retail boutique, or consultancy firm, completely eliminating the overhead cost of renting a separate commercial office.
- The Rural Café/Restaurant: The listing suggests it could be a community space or restaurant. With 1.53 acres and highway proximity, it’s an ideal location for a highly localized, destination eatery.
- The House Hack / Duplex Conversion: Convert the former business wing into a dedicated Airbnb suite or long-term rental apartment. The rental income from the business suite could completely cover the mortgage on the entire $165K property, allowing the owner to live essentially for free.
The Residential Oasis: 1.5 Acres and a Private Pond
Despite its massive commercial potential, this property does not sacrifice residential comfort. Behind the business potential lies a sprawling, private homestead.
The home features an impressive layout with 4 main-level bedrooms and 3 full bathrooms. The living space is anchored by a huge great room featuring a fireplace, perfectly suited for large family gatherings. A bright front sunroom adds additional, highly desirable square footage for relaxing or entertaining.
Stepping outside, the 1.53-acre lot is a recreational haven. The property features a well-maintained newer garage for secure storage and a secluded backyard that adjoins open, undeveloped ground, ensuring long-term privacy. The crown jewel of the exterior is the private, well-stocked pond. Water features drastically increase property desirability. Whether it’s for afternoon fishing, aesthetic appeal, or simply providing a serene backdrop for your morning coffee, the pond elevates this property from a simple “house” to a true “estate.”
The Verdict
The real estate market rarely offers a property that is equally suited for residential living and commercial enterprise. At $165,000, the 1.53-acre estate at 160 Broadway St is an absolute unicorn.
By taking advantage of the recent price cut and the “AS-IS” listing condition, a visionary buyer is acquiring a massive 2000s-era home at just $74 a square foot. Whether you intend to flip it, launch a rural business, establish an income-producing Airbnb, or simply secure a sprawling family homestead with a private pond, the framework is already built. Deals with this level of flexibility and this low of an entry price do not stay on the market long.
Listed on Zillow