18356 Lassiter Ln · St. Robert, MO 65583

$139,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 79 Days on market

Built 2025 Good condition 0.28 ac lot ↓ 12% since listing

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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 +16.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Rent growth +5.0/5.0
• 1% rule +4.4/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this brand new 3 bedroom, 2 bathroom manufactured home offering modern style and low-maintenance living in a convenient location. Step inside to a bright, open-concept layout featuring a seamless flow between the living, dining, and kitchen areas, perfect for everyday living and entertaining. The kitchen is equipped with a breakfast bar, pantry, and sleek finishes that complement the home’s neutral, modern color palette. The split bedroom floorplan provides added privacy, with a spacious primary suite that includes great closet space and a private bath. Enjoy the durability and easy upkeep of laminate flooring throughout, no carpet! This home also includes a 1-year manufact

Key facts

• Pantry
• Laminate flooring
• Private bath

Tags

• OPEN-CONCEPT LAYOUT
• BREAKFAST BAR
• PANTRY
• LAMINATE FLOORING
• PRIVATE BATH
• GREAT CLOSET SPACE

Property features AI

Finance

• Other: Home warranty included; No other structures on the property

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Manufactured home (residential); One story; New construction; Private ownership
• Construction: Vinyl siding; Architectural shingle roof
• Exterior features: Deck; Road frontage on a county road; Road surface: gravel; Lot features: Other

Interior

• Kitchen: Dishwasher; Free-standing electric range; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level); Bedroom sizes include 12 x 14, 10 x 10, and 10 x 14
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Electric heating with heat pump; Central air with heat pump
• Interior features: Breakfast bar; Kitchen/dining room combo; Fire alarm
• Laundry & utility: Laundry located in hall; Electric water heater

🏗️ New construction. The $139,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $141,696.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $76 ($916/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 $134k (4.5% below list).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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 (+10.3%/yr); 156 active listings in the ZIP; solid renter incomes; 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 $980 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Recommended offer $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 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. 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: 0.94% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.31%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $141,696
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18230 Loyalty Ln	0.30mi	3/2.0	1,296 (+12%)	9mo	$159,900	$123	58

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.72×
• Total profit: $-11,017
• Equity at exit: $21,127

10-year hold

• IRR: 7.8%
• Equity multiple: 1.73×
• Total profit: $28,889
• Equity at exit: $12,251

Cash invested: $39,675 (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 65583

• Home prices YoY: -27.3%
• Rents YoY: 10.3%
• Active inventory: 156
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,336 medium
• Mortgage (P&I): −$743
• Tax est. 1.5%: −$177 /mo · $2,125/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $76

Break-even live

Break-even rent $1,240

Max offer price $141,696

Occupancy floor 89%

Sensitivity live

Price	-10% $174	-5% $125	+0% $76	+5% $27	+10% $-22
Rent	-10% $-29	-5% $24	+0% $76	+5% $129	+10% $182
Rate	-1.0pp $148	-0.5pp $112	base $76	+0.5pp $40	+1.0pp $2

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: $35,424
• Closing costs: $4,251
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $139,900 Active 79 DOM
2. 2026-06-18
   days on market $139,900 Active 78 DOM
3. 2026-06-17
   days on market $139,900 Active 77 DOM
4. 2026-06-16
   days on market $139,900 Active 76 DOM
5. 2026-06-16
   price $139,900 Active 75 DOM
6. 2026-06-15
   days on market $142,500 Active 75 DOM
7. 2026-06-14
   days on market $142,500 Active 73 DOM
8. 2026-06-12
   days on market $142,500 Active 72 DOM
9. 2026-06-09
   days on market $142,500 Active 69 DOM
10. 2026-06-08
    days on market $142,500 Active 68 DOM
11. 2026-06-07
    days on market $142,500 Active 67 DOM
12. 2026-06-07
    days on market $142,500 Active 66 DOM
13. 2026-06-02
    days on market $142,500 Active 62 DOM
14. 2026-06-01
    days on market $142,500 Active 61 DOM
15. 2026-05-31
    days on market $142,500 Active 60 DOM
16. 2026-05-30
    days on market $142,500 Active 59 DOM
17. 2026-05-07
    price $145,000
18. 2026-04-27
    price $150,000
19. 2026-04-22
    price $159,900
20. 2026-04-14
    price $162,500
21. 2026-04-01
    listed $165,000 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 18 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: $16,034
• − Mortgage interest: −$7,937
• − Property taxes: −$2,125
• − Insurance: −$708
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$4,122
• Taxable loss: −$1,425
• Est. tax savings @ 24.0%: +$342
• After-tax cash flow: $1,258/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 · 13 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with a modern and clean interior. It has a good roof and siding, and the laminate flooring is in good condition. The home is in need of some landscaping and curb appeal improvements to increase its value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers
• Both Painting exterior and interior walls — Fresh paint can make the home look more appealing and increase its value
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑
• Both Painting exterior and interior walls — Fresh paint can make the home look more appealing and increase its value ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑

ⓘ 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: 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): 14,711
• Household income: $76,626
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 185.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Black 12% Two or more races 9% Hispanic / Latino 5% Asian 1%
• Common ancestry: Iranian 4% Serbian 2% Lithuanian 2%
• Foreign-born: 4% · Canada, South Korea, Jamaica
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1% Korean 1%

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: ▼ -58.32%
• Current HPI: 155.2931
• Rent YoY: ▲ 10.27%
• 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

-12.1% since first listed

5 events — show timeline

• 2026-05-07 Price Changed $145,000 MARIS as Distributed by MLS Grid
• 2026-04-27 Price Changed $150,000 MARIS as Distributed by MLS Grid
• 2026-04-22 Price Changed $159,900 MARIS as Distributed by MLS Grid
• 2026-04-14 Price Changed $162,500 MARIS as Distributed by MLS Grid
• 2026-04-01 Listed $165,000 MARIS as Distributed by MLS Grid