21700 Highway Y · St. Robert, MO 65584

$219,900

3 bd · 2.0 ba · 1,632 sqft · Other public records · 40 Days on market

Built 1970 1.20 ac 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 +11.5/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +4.2/10.0
• DSCR +3.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special! This 3-bedroom, 1-bathroom home sits on 3 acres with two shops —a rare find with endless potential. The property includes a spacious 2 bay shop, making it ideal for storage, hobbies, or small business use. With plenty of room to expand or renovate, this home is perfect for investors, flippers, or anyone looking to create their dream property. Don’t miss this opportunity to own acreage and a shop right in city limits!

Key facts

• Remodeled
• New exterior siding
• New roof

Tags

• REMODELED
• NEW EXTERIOR SIDING
• ENERGY EFFICIENT WINDOWS
• NEW ROOF
• NEW HVAC SYSTEM
• BUTCHERBLOCK COUNTERTOPS

Property features AI

Finance

• Other: Workshop on property; Approximately 1.2 acres lot size

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Electricity connected (220 volts)
• Home design: Single family residence; One story
• Construction: Frame construction; Metal roof; Basement: cellar, unfinished
• Exterior features: Covered side porch; Private backyard; Adjoins wooded area; Back yard

Interior

• Kitchen: Stainless steel appliances; Dishwasher; Microwave; Electric range; Refrigerator
• Bedrooms: 4 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fans; Kitchen/dining room combo

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $220k.

Deal economics

• At list price, monthly cash flow is $-71 ($-852/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (30.1% below list).
• Recommended offer: $154k (30.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.5% 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: Freedom Elem. (math 44% / reading 45%, grade F, #413 of 1,115 statewide, top 42%, 961 students, 54% FRL); Waynesville Middle (math 43% / reading 59%, grade C, #62 of 391 statewide, top 16%, 865 students, 45% FRL); Waynesville Sr. High (math 37% / reading 53%, grade D-, #176 of 521 statewide, top 34%, 1,704 students, 39% FRL) — zoned schools average 46% FRL vs 28% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+10.2%/yr); 133 active listings in the ZIP; 1 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $153,675 (30.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.70% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.38%
• DSCR: 0.94
• GRM: 11.9

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: -14.0%
• Equity multiple: 0.48×
• Total profit: $-32,153
• Equity at exit: $32,788

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $2,653
• Equity at exit: $19,013

Cash invested: $61,572 (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: 133
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,537 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$40 /mo · $482/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $-71

Break-even live

Break-even rent $1,627

Max offer price $207,362

Occupancy floor 100%

Sensitivity live

Price	-10% $54	-5% $-9	+0% $-71	+5% $-133	+10% $-458
Rent	-10% $-192	-5% $-132	+0% $-71	+5% $-10	+10% $50
Rate	-1.0pp $40	-0.5pp $-15	base $-71	+0.5pp $-128	+1.0pp $-186

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16324 Heartland Ln Saint Robert, MO	3.0	2.0	1571	$1,825	$1.16	45d	1	1.38mi

Listing history 20 events

1. 2026-06-21
   days on market $219,900 Active 40 DOM
2. 2026-06-19
   days on market $219,900 Active 38 DOM
3. 2026-06-18
   days on market $219,900 Active 37 DOM
4. 2026-06-17
   days on market $219,900 Active 36 DOM
5. 2026-06-16
   days on market $219,900 Active 35 DOM
6. 2026-06-15
   days on market $219,900 Active 34 DOM
7. 2026-06-14
   days on market $219,900 Active 32 DOM
8. 2026-06-12
   pricedays on market $219,900 Active 31 DOM
9. 2026-06-09
   days on market $229,900 Active 28 DOM
10. 2026-06-08
    days on market $229,900 Active 27 DOM
11. 2026-06-07
    days on market $229,900 Active 26 DOM
12. 2026-06-07
    days on market $229,900 Active 25 DOM
13. 2026-06-02
    days on market $229,900 Active 21 DOM
14. 2026-06-01
    days on market $229,900 Active 20 DOM
15. 2026-05-31
    days on market $229,900 Active 19 DOM
16. 2026-05-30
    days on market $229,900 Active 18 DOM
17. 2026-05-12
    listed $229,900 Active
18. 2025-10-02
    soldstatus Closed 450-char remark

    Show marketing remark (450 chars)

    Investor Special! This 3-bedroom, 1-bathroom home sits on 3 acres with two shops —a rare find with endless potential. The property includes a spacious 2 bay shop, making it ideal for storage, hobbies, or small business use. With plenty of room to expand or renovate, this home is perfect for investors, flippers, or anyone looking to create their dream property. Don’t miss this opportunity to own acreage and a shop right in city limits!

19. 2025-09-02
    status Pending 450-char remark

    Show marketing remark (450 chars)

    Investor Special! This 3-bedroom, 1-bathroom home sits on 3 acres with two shops —a rare find with endless potential. The property includes a spacious 2 bay shop, making it ideal for storage, hobbies, or small business use. With plenty of room to expand or renovate, this home is perfect for investors, flippers, or anyone looking to create their dream property. Don’t miss this opportunity to own acreage and a shop right in city limits!

20. 2025-08-29
    listed $85,000 Active 450-char remark

    Show marketing remark (450 chars)

    Investor Special! This 3-bedroom, 1-bathroom home sits on 3 acres with two shops —a rare find with endless potential. The property includes a spacious 2 bay shop, making it ideal for storage, hobbies, or small business use. With plenty of room to expand or renovate, this home is perfect for investors, flippers, or anyone looking to create their dream property. Don’t miss this opportunity to own acreage and a shop right in city limits!

ⓘ 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: $482 · $40/mo
• Projected year-2 tax: $2,133 · $178/mo
• Expected delta: +$1,651/yr (+$138/mo · 342.1%)

ⓘ 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 · 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: $18,441
• − Mortgage interest: −$12,318
• − Property taxes: −$482
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − Depreciation: −$6,397
• Taxable loss: −$4,806
• Est. tax savings @ 24.0%: +$1,154
• After-tax cash flow: $302/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

+170.5% since first listed

4 events — show timeline

• 2026-05-12 Listed $229,900 MARIS as Distributed by MLS Grid
• 2025-10-02 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-09-02 Pending — MARIS as Distributed by MLS Grid
• 2025-08-29 Listed $85,000 MARIS as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2025): $482 · +5.9% YoY. Source: county tax records.