21255 Laramie Rd · St. Robert, MO 65584

$110,000

2 bd · 1.5 ba · 1,288 sqft · Other · 67 Days on market

Built 2000 4.08 ac lot

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Rent growth +5.0/5.0
• Schools +4.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This inviting 4 acre property offers a rare setup with two well-maintained manufactured homes perfect for multi-generational living, extended family, or investment potential. Rent one and supplement your mortgage! The double-wide features 2 comfortable bedrooms and 1.5 baths, while the single-wide provides 2 bedrooms and 1 full bath. Both homes are in good condition and thoughtfully positioned for care and convenience of one another. Located in the desirable Waynesville R-VI School District, this property blends space, versatility, and privacy in a setting that is both practical and welcoming.

Key facts

• Privacy
• 4 acre property
• Investment potential

Tags

• 4 ACRE PROPERTY
• TWO MANUFACTURED HOMES
• MULTI-GENERATIONAL LIVING
• INVESTMENT POTENTIAL
• SPACE VERSATILITY
• PRIVACY

Property features AI

Finance

• Other: Approximately 4.08 acres lot size; Living area reported as 1,288 (assessor)
• Financial info: Lease not considered

Exterior

• Utilities: Public water; Septic tank; 220 volt electric service; Electricity connected
• Home design: Manufactured home; Single-story
• Construction: Wood siding construction
• Exterior features: Property includes heavy woods

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Central air; Window unit(s)
• Interior features: Forced air heating; Central air conditioning; Window unit air conditioning

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.4% in St. Robert — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Waynesville R-VI (town): math 46% / reading 53% proficiency, ranked #41 of 324 in MO (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Waynesville East Elem. (math 51% / reading 53%, grade C-, #231 of 1,115 statewide, top 24%, 929 students, 44% FRL); Waynesville Sr. High (math 37% / reading 53%, grade D-, #176 of 521 statewide, top 34%, 1,704 students, 39% FRL).
• Market conditions: Rents rising fast (+10.2%/yr); 130 active listings in the ZIP; 62 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.17% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.15%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.18×
• Total profit: $5,617
• Equity at exit: $16,401

10-year hold

• IRR: 18.1%
• Equity multiple: 2.86×
• Total profit: $57,416
• Equity at exit: $9,511

Cash invested: $30,800 (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 65584

• Home prices YoY: -18.8%
• Rents YoY: 10.2%
• Active inventory: 130
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,292 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $261

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 75%

Sensitivity live

Price	-10% $337	-5% $299	+0% $261	+5% $223	+10% $185
Rent	-10% $158	-5% $210	+0% $261	+5% $312	+10% $363
Rate	-1.0pp $316	-0.5pp $289	base $261	+0.5pp $232	+1.0pp $203

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $110,000 Active 67 DOM
2. 2026-06-18
   days on market $110,000 Active 66 DOM
3. 2026-06-17
   days on market $110,000 Active 65 DOM
4. 2026-06-16
   days on market $110,000 Active 64 DOM
5. 2026-06-15
   days on market $110,000 Active 63 DOM
6. 2026-06-14
   pricedays on market $110,000 Active 61 DOM
7. 2026-06-12
   days on market $120,000 Active 60 DOM
8. 2026-06-09
   days on market $120,000 Active 57 DOM
9. 2026-06-08
   days on market $120,000 Active 56 DOM
10. 2026-06-07
    days on market $120,000 Active 55 DOM
11. 2026-06-07
    days on market $120,000 Active 54 DOM
12. 2026-06-02
    days on market $120,000 Active 50 DOM
13. 2026-06-01
    days on market $120,000 Active 49 DOM
14. 2026-05-31
    days on market $120,000 Active 48 DOM
15. 2026-05-30
    days on market $120,000 Active 47 DOM
16. 2026-04-30
    status Active
17. 2026-02-25
    status Pending
18. 2026-02-09
    listed $120,000 Active
19. 2022-05-16
    soldstatus
20. 2015-11-02
    historical
21. 2015-01-27
    listed $32,500 Active
22. 1991-04-01
    soldstatus

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,505
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$3,200
• Taxable income: $1,462
• Est. tax owed @ 24.0%: −$351
• After-tax cash flow: $2,776/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: Waynesville R-VI
• NCES district ID: 2931440
• Math proficiency: 46% ▼ -1.00%
• Reading proficiency: 53% ▼ -1.00%
• Median HH income: $50,147
• Composite: 42.36/100
• National rank: #3246
• State rank: #41 of 324 in MO

Livability — St. Robert

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Pulaski County · 25,264 people
• Metro: Fort Leonard Wood, MO
• Population (ZIP): 10,553
• Household income: $63,328
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 368.0

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 54,214 people
• By 2030: 54,723 · +0.9%
• By 2040: 54,885 · +1.2%
• By 2050: 55,467 · +2.3%
• By 2075: 58,576 · +8.0%
• By 2100: 61,179 · +12.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 65% Two or more races 15% Hispanic / Latino 11% Black 10% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 6% · South Korea, Canada, China
• Languages at home: 85% English-only · Spanish 5% German/W. Germanic 4% Korean 4%

Political lean MEDSL · Pulaski

• 2024 margin: Solid R (+50.3) · D 24.2% · R 74.5% · Other 1.3%
• 2008→2024 swing: -21.6pp toward R · 2008: -28.7pp · 2024: -50.3pp
• All cycles: 2024: R+50.3 2020: R+45.7 2016: R+51.7 2012: R+36.1 2008: R+28.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.16%
• Current HPI: 130.0726
• Rent YoY: ▲ 10.20%
• Metro: Fort Leonard Wood, 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

+269.2% since first listed

7 events — show timeline

• 2026-04-30 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-25 Pending — MARIS as Distributed by MLS Grid
• 2026-02-09 Listed $120,000 MARIS as Distributed by MLS Grid
• 2022-05-16 Sold (Public Records) — Public Records
• 2015-11-02 Delisted — MARIS as Distributed by MLS Grid
• 2015-01-27 Listed $32,500 MARIS as Distributed by MLS Grid
• 1991-04-01 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $215 · +13.1% YoY. Source: county tax records.