1802 Pearson St · Waynesville, MO 65583

$135,000

3 bd · 1.0 ba · 1,537 sqft · Other public records · 281 Days on market

Built 1976 6,229 sqft lot

---

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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Rent growth +5.0/5.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ENTERED FOR SOLD PURPOSES ONLY.

Key facts

• Close to town
• Fenced-in yard
• 6,229 sq ft lot

Tags

• FENCED-IN YARD
• NEWLY REMODELED BATHROOM
• THOUGHTFULLY LAID OUT INTERIOR
• EASY ACCESS TO SCHOOLS
• CLOSE TO TOWN

Property features AI

Finance

• Financial info: Second mortgage present; Seller may consider concessions; Lease not considered

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public/community water; Public sewer; Propane available/connected; Electricity connected; Cable available; Phone available
• Home design: Single-family residence; House with one level; Privately owned; Fixer and updated/remodeled elements
• Construction: Vinyl siding; Shingle roof
• Exterior features: Fenced lot; Level lot; Asphalt and gravel road frontage; City street frontage; Garage(s); Storage

Interior

• Kitchen: Electric cooktop; Electric oven; Refrigerator; Garbage disposal
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Central air (electric)
• Interior features: Eat-in kitchen; Kitchen/dining room combo; Insulated windows
• Laundry & utility: Dedicated laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.0% in Waynesville — 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 64/100 on livability (#322 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• 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; 1 comparable units currently listed for rent nearby; 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 281 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $18k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $135k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 281 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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.
8. 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.
9. 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: 1.05% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.44%
• DSCR: 1.42
• GRM: 8.0

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $275
• Equity at exit: $20,129

10-year hold

• IRR: 14.3%
• Equity multiple: 2.40×
• Total profit: $53,078
• Equity at exit: $11,672

Cash invested: $37,800 (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 65583

• Home prices YoY: -27.3%
• Rents YoY: 10.3%
• Active inventory: 156
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,411 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$53 /mo · $639/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $231

Break-even live

Break-even rent $1,119

Max offer price $135,000

Occupancy floor 79%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20380 Spice Dr Ste D Waynesville, MO	1.0–3.0	1.0–2.5	1140	$1,495	$1.31	43d	9	0.96mi

Listing history 16 events

1. 2026-06-02
   days on market $135,000 Active 281 DOM
2. 2026-06-01
   days on market $135,000 Active 280 DOM
3. 2026-05-31
   days on market $135,000 Active 279 DOM
4. 2026-05-30
   days on market $135,000 Active 278 DOM
5. 2026-02-16
   price $135,000
6. 2025-11-20
   status Active
7. 2025-10-08
   historical Active Under Contract
8. 2025-09-07
   status Pending
9. 2025-07-24
   listed $153,000 Active
10. 2022-10-04
    status Pending 31-char remark

    Show marketing remark (31 chars)

    ENTERED FOR SOLD PURPOSES ONLY.

11. 2022-10-04
    listed $110,000 Active 31-char remark

    Show marketing remark (31 chars)

    ENTERED FOR SOLD PURPOSES ONLY.

12. 2022-09-30
    soldstatus Closed 31-char remark

    Show marketing remark (31 chars)

    ENTERED FOR SOLD PURPOSES ONLY.

13. 2022-09-30
    soldstatus

    Show marketing remark (31 chars)

    ENTERED FOR SOLD PURPOSES ONLY.

14. 2022-08-10
    soldstatus $65,000
15. 2022-03-23
    soldstatus
16. 1999-11-01
    soldstatus

ⓘ 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: $639 · $53/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$670/yr (+$56/mo · 104.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°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: $16,934
• − Mortgage interest: −$7,562
• − Property taxes: −$639
• − Insurance: −$1,472
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$3,927
• Taxable income: $623
• Est. tax owed @ 24.0%: −$149
• After-tax cash flow: $2,621/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 — Waynesville

• Score: 64/100
• State rank: #322
• US rank: #14679

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment C Housing A+ Health & safety F User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waynesville, MO
• County: Pulaski County · 25,264 people
• City population: 14,711
• 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

+107.7% since first listed

12 events — show timeline

• 2026-02-16 Price Changed $135,000 MARIS as Distributed by MLS Grid
• 2025-11-20 Relisted — MARIS as Distributed by MLS Grid
• 2025-10-08 Contingent — MARIS as Distributed by MLS Grid
• 2025-09-07 Pending — MARIS as Distributed by MLS Grid
• 2025-07-24 Listed $153,000 MARIS as Distributed by MLS Grid
• 2022-10-04 Pending — MARIS as Distributed by MLS Grid
• 2022-10-04 Listed $110,000 MARIS as Distributed by MLS Grid
• 2022-09-30 Sold (Public Records) — Public Records
• 2022-09-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-08-10 Sold (Public Records) $65,000 Public Records
• 2022-03-23 Sold (Public Records) — Public Records
• 1999-11-01 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $639 · +4.7% YoY. Source: county tax records.