15020 Hackney Dr · St. Robert, MO 65584

$150,000

3 bd · 2.0 ba · 1,120 sqft · Other public records · 9 Days on market

Built 1972 5,662 sqft 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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Rent growth +5.0/5.0
• 1% rule +4.6/10.0
• Schools +4.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated 3 bedroom, 2 bathroom home on a 0.13-acre lot m/l in St. Robert! Just minutes from Ft. Leonard Wood, this property features luxury vinyl plank flooring, a charming eat-in kitchen with durable wood cabinetry and sleek stainless steel appliances, and a centrally located hall laundry for convenience. The primary suite includes a full en-suite bathroom, while a large back deck provides a perfect spot to enjoy the level backyard. Previously generating $1,300 per month in rental income—this is an excellent investment opportunity! You don't want to miss this! Schedule your private showing soon!

Key facts

• Large back deck
• Level backyard
• Updated home

Tags

• UPDATED HOME
• EAT-IN KITCHEN
• STAINLESS STEEL APPLIANCES
• LEVEL BACKYARD
• LARGE BACK DECK

Property features AI

Finance

• Other: Living area approximately 1,516 (assessor); Above-grade finished area reported as 1,120 (assessor)

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity connected (220 volts available); Water connected; Sewer connected
• Home design: Single family residence; One story; Updated/remodeled; Private ownership; House structure type
• Construction: Frame construction; Architectural shingle roof
• Exterior features: Deck; Rain gutters; Level lot; County road frontage; Gravel road surface

Interior

• Kitchen: Stainless steel appliances; Dishwasher; Microwave; Electric range; Refrigerator
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Laminate counters mentioned (flooring type not specified)
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Baseboard heating; Central air conditioning (electric)
• Interior features: Open floorplan; Eat-in kitchen; Laminate counters; Lighting; Bathrooms and kitchen facilities included in building features
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/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 $144k (3.9% below list).
• Recommended offer: $144k (3.9% below list) — sets the bar for 1% rule.
• Cap rate 8.3% 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; 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 $1k 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 $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $144,155 (3.9% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 8.27%
• Cash-on-cash: 7.05%
• DSCR: 1.31
• GRM: 8.7

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-1,038
• Equity at exit: $22,365

10-year hold

• IRR: 13.3%
• Equity multiple: 2.28×
• Total profit: $53,735
• Equity at exit: $12,969

Cash invested: $42,000 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,442 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$43 /mo · $515/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $247

Break-even live

Break-even rent $1,129

Max offer price $150,000

Occupancy floor 78%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24344 Tanglewood Rd Saint Robert, MO	3.0	2.0	1450	$1,425	$0.98	43d	1	1.46mi

Listing history 8 events

1. 2026-06-19
   days on market $150,000 Active 9 DOM
2. 2026-06-18
   days on market $150,000 Active 8 DOM
3. 2026-06-17
   days on market $150,000 Active 7 DOM
4. 2026-06-16
   days on market $150,000 Active 6 DOM
5. 2026-06-15
   days on market $150,000 Active 5 DOM
6. 2026-06-14
   days on market $150,000 Active 3 DOM
7. 2026-06-12
   remarks 615-char remark
8. 2026-06-12
   listed $150,000 Active 2 DOM

ⓘ 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: $515 · $43/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$940/yr (+$78/mo · 182.4%)

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

Taxation est. · year 1

• Rental income: $17,299
• − Mortgage interest: −$8,402
• − Property taxes: −$515
• − Insurance: −$750
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$4,364
• Taxable income: $500
• Est. tax owed @ 24.0%: −$120
• After-tax cash flow: $2,841/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

+0.0% since first listed

3 events — show timeline

• 2026-06-10 Listed $150,000 MARIS as Distributed by MLS Grid
• 2026-03-31 Sold (Public Records) — Public Records
• 2025-09-24 Listed $150,000 MARIS as Distributed by MLS Grid

Property tax history

-15.1%/yr

Latest (2025): $515 · -15.1% YoY. Source: county tax records.