15316 Talent Ln · St. Robert, MO 65584

$185,000

3 bd · 2.0 ba · 1,400 sqft · Other public records · 76 Days on market

Built 2011 10,018 sqft 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).

• Cash flow +16.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Rent growth +5.0/5.0
• Schools +4.2/10.0
• 1% rule +3.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AVAILABLE NOW!! FANTASTIC INVESTMENT OPPORTUNITY This 3 bedroom, 2 bathroom ranch is conveniently close to Fort Leonard Wood and some of the area commercial properties. The galley kitchen contains black appliances and honey oak cabinets. The living room has a standard ceiling with a fan and laminate wood flooring. There are 2 large guest rooms on the main floor along with the main guestt bath. The basement master suite includes a 9'x5' walk-in closet, linen closet and an attached full bath with single vanity. The basement laundry room is conveniently located outside the master suite. The oversized attached basement garage also includes a closet, 1 overhead door without lift system, and a walk-through door. 988 base/1526 fin/1976 total. Agent owned property. Square footage and measurements are approximate REF DSC-8001.

Key facts

• 0.23 acre lot
• Garage
• Built 2011

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $185k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (14.9% below list).
• Recommended offer: $157k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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 D — 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; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $30k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $139k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $157,447 (14.9% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 15% 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. 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: 0.85% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.84%
• DSCR: 1.13
• GRM: 9.8

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: -7.0%
• Equity multiple: 0.73×
• Total profit: $-13,925
• Equity at exit: $27,584

10-year hold

• IRR: 7.5%
• Equity multiple: 1.69×
• Total profit: $35,499
• Equity at exit: $15,995

Cash invested: $51,800 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,574 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$74 /mo · $889/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $123

Break-even live

Break-even rent $1,419

Max offer price $185,000

Occupancy floor 87%

Sensitivity live

Price	-10% $227	-5% $175	+0% $123	+5% $70	+10% $18
Rent	-10% $-2	-5% $60	+0% $123	+5% $185	+10% $247
Rate	-1.0pp $216	-0.5pp $170	base $123	+0.5pp $75	+1.0pp $26

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16600 Twilight Ln Saint Robert, MO	4.0	3.0	1152	$1,900	$1.65	44d	1	0.58mi
24344 Tanglewood Rd Saint Robert, MO	3.0	2.0	1450	$1,425	$0.98	44d	1	0.66mi

Listing history 14 events

1. 2026-04-27
   status Pending
2. 2026-04-17
   price $185,000
3. 2026-03-23
   price $200,000
4. 2026-03-13
   price $205,000
5. 2026-02-10
   listed $215,000 Active
6. 2026-02-10
   historical $215,000
7. 2025-01-27
   soldstatus
8. 2021-11-01
   soldstatus $139,000
9. 2021-10-29
   soldstatus Closed 829-char remark

   Show marketing remark (512 chars)

   INVESTMENT OPPORTUNITY! Garage measures 18'x25' & has 1 overhead door, no lift system, a walk-through door and a storage closet. Basement master bedroom has standard ceiling, 9'x5' WIC. Master bath has standard tub w/shower, single vanity, linen closet. Main floor guest bath has a linen closet. Property is tenant occupied with a lease through 3/28/2022. Square footage and measurements are approximate REF DSC-8001. Agent owned property. Currently rents for $900 a month. Please do not disturb the tenants.

10. 2021-10-29
    soldstatus 512-char remark

    Show marketing remark (512 chars)

    INVESTMENT OPPORTUNITY! Garage measures 18'x25' & has 1 overhead door, no lift system, a walk-through door and a storage closet. Basement master bedroom has standard ceiling, 9'x5' WIC. Master bath has standard tub w/shower, single vanity, linen closet. Main floor guest bath has a linen closet. Property is tenant occupied with a lease through 3/28/2022. Square footage and measurements are approximate REF DSC-8001. Agent owned property. Currently rents for $900 a month. Please do not disturb the tenants.

11. 2021-09-30
    status Pending 829-char remark

    Show marketing remark (829 chars)

    AVAILABLE NOW!! FANTASTIC INVESTMENT OPPORTUNITY This 3 bedroom, 2 bathroom ranch is conveniently close to Fort Leonard Wood and some of the area commercial properties. The galley kitchen contains black appliances and honey oak cabinets. The living room has a standard ceiling with a fan and laminate wood flooring. There are 2 large guest rooms on the main floor along with the main guestt bath. The basement master suite includes a 9'x5' walk-in closet, linen closet and an attached full bath with single vanity. The basement laundry room is conveniently located outside the master suite. The oversized attached basement garage also includes a closet, 1 overhead door without lift system, and a walk-through door. 988 base/1526 fin/1976 total. Agent owned property. Square footage and measurements are approximate REF DSC-8001.

12. 2021-08-13
    listed $139,000 Active 829-char remark

    Show marketing remark (829 chars)

    AVAILABLE NOW!! FANTASTIC INVESTMENT OPPORTUNITY This 3 bedroom, 2 bathroom ranch is conveniently close to Fort Leonard Wood and some of the area commercial properties. The galley kitchen contains black appliances and honey oak cabinets. The living room has a standard ceiling with a fan and laminate wood flooring. There are 2 large guest rooms on the main floor along with the main guestt bath. The basement master suite includes a 9'x5' walk-in closet, linen closet and an attached full bath with single vanity. The basement laundry room is conveniently located outside the master suite. The oversized attached basement garage also includes a closet, 1 overhead door without lift system, and a walk-through door. 988 base/1526 fin/1976 total. Agent owned property. Square footage and measurements are approximate REF DSC-8001.

13. 2019-07-17
    price $129,000
14. 2019-05-15
    price $117,000

ⓘ 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: $889 · $74/mo
• Projected year-2 tax: $1,794 · $150/mo
• Expected delta: +$906/yr (+$75/mo · 102.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $18,894
• − Mortgage interest: −$10,363
• − Property taxes: −$889
• − Insurance: −$925
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$5,382
• Taxable loss: −$1,688
• Est. tax savings @ 24.0%: +$405
• After-tax cash flow: $1,876/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

+58.1% since first listed

14 events — show timeline

• 2026-04-27 Pending — MARIS as Distributed by MLS Grid
• 2026-04-17 Price Changed $185,000 MARIS as Distributed by MLS Grid
• 2026-03-23 Price Changed $200,000 MARIS as Distributed by MLS Grid
• 2026-03-13 Price Changed $205,000 MARIS as Distributed by MLS Grid
• 2026-02-10 Listed $215,000 MARIS as Distributed by MLS Grid
• 2026-02-10 Coming Soon $215,000 MARIS as Distributed by MLS Grid
• 2025-01-27 Sold (Public Records) — Public Records
• 2021-11-01 Sold (Public Records) $139,000 Public Records
• 2021-10-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-10-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-09-30 Pending — MARIS as Distributed by MLS Grid
• 2021-08-13 Listed $139,000 MARIS as Distributed by MLS Grid
• 2019-07-17 Price Changed $129,000 MARIS as Distributed by MLS Grid
• 2019-05-15 Price Changed $117,000 MARIS as Distributed by MLS Grid

Property tax history

+2.0%/yr

Latest (2025): $889 · +4.9% YoY. Source: county tax records.