22985 Reporter Rd · Waynesville, MO 65583

$145,000

4 bd · 2.5 ba · 2,570 sqft · Other public records · 15 Days on market

Built 1965 3.78 ac lot

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Why this score? — see what drove the B- 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 +27.5/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• 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

You've found it! A 5 bedroom home on a gorgeous lot at an amazing price. This unique tri-level home sits on 3.7+ acres in the Waynesville School District and has updates along with tall half vaulted ceilings that are sure to impress. On the main level, there is a large living room, separate formal dining room, half bath and kitchen. The kitchen features white cabinetry, black and stainless appliances, double wall oven, dishwasher and disposal. The upper level is home to four sizeable guest bedrooms, all are carpeted for comfort with standard closets. Upstairs there is also a full bath with tile flooring and a shower/tub combo. The lower level features a kitchenette area, family room with fireplace and a beautiful recently remodeled bedroom and bathroom. Sellers are aware of repair items that are needed and would like to sell AS IS. Price already reflects current condition. If you have the time and skill to make a few repairs, then this home would be a great deal for you!

Key facts

• 3.78 acre lot
• 2 garage spots
• Built 1965

Property features AI

Finance

• Other: Living area approximately 2,700 (public records); Above-grade finished area approximately 2,000 (assessor)
• Financial info: Lease not considered

Exterior

• Parking: 2-car garage
• Utilities: Electricity connected
• Home design: Single family residence; Residential property; Multi/split stories
• Construction: Brick veneer, stone veneer and vinyl siding exterior
• Exterior features: Adjoins a wooded area; Well water; Septic tank

Interior

• Bedrooms: 5 bedrooms total (4 on upper/main levels, 1 on lower level)
• Bathrooms: 2 full bathrooms; 1 half bathroom (main level)
• Heating & cooling: Baseboard heating; Electric heating; Forced air; Central air conditioning (electric)
• Interior features: Decorative fireplace in the family room and recreation room; Walk-out basement with full bathroom; Multi/split level layout

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $145k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% 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; 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 $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 $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago 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 $142,825 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — 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. 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?
4. 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.
5. 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.
6. 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: 1.16% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.68%
• DSCR: 1.56
• GRM: 7.2

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: 7.6%
• Equity multiple: 1.31×
• Total profit: $12,691
• Equity at exit: $21,620

10-year hold

• IRR: 20.6%
• Equity multiple: 3.13×
• Total profit: $86,574
• Equity at exit: $12,537

Cash invested: $40,600 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,683 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$80 /mo · $956/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $429

Break-even live

Break-even rent $1,140

Max offer price $145,000

Occupancy floor 70%

Sensitivity live

Price	-10% $511	-5% $470	+0% $429	+5% $388	+10% $347
Rent	-10% $296	-5% $363	+0% $429	+5% $496	+10% $562
Rate	-1.0pp $502	-0.5pp $466	base $429	+0.5pp $392	+1.0pp $353

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $145,000 Active 15 DOM
2. 2026-06-18
   days on market $145,000 Active 14 DOM
3. 2026-06-17
   days on market $145,000 Active 13 DOM
4. 2026-06-17
   status $145,000 Active 12 DOM
5. 2026-06-07
   statusdays on market $145,000 Pending 12 DOM
6. 2026-06-02
   days on market $145,000 Active 9 DOM
7. 2026-06-01
   days on market $145,000 Active 8 DOM
8. 2026-05-31
   days on market $145,000 Active 7 DOM
9. 2026-05-30
   days on market $145,000 Active 6 DOM
10. 2026-05-13
    status Pending
11. 2026-05-08
    listed $145,000 Active
12. 2021-09-12
    historical
13. 2021-09-09
    price $199,900
14. 2021-08-26
    price $204,900
15. 2021-08-18
    status Active
16. 2021-07-24
    status Pending
17. 2021-07-12
    listed $209,900 Active
18. 2021-07-09
    historical
19. 2020-06-25
    soldstatus
20. 2020-06-24
    soldstatus Closed 985-char remark

    Show marketing remark (985 chars)

    You've found it! A 5 bedroom home on a gorgeous lot at an amazing price. This unique tri-level home sits on 3.7+ acres in the Waynesville School District and has updates along with tall half vaulted ceilings that are sure to impress. On the main level, there is a large living room, separate formal dining room, half bath and kitchen. The kitchen features white cabinetry, black and stainless appliances, double wall oven, dishwasher and disposal. The upper level is home to four sizeable guest bedrooms, all are carpeted for comfort with standard closets. Upstairs there is also a full bath with tile flooring and a shower/tub combo. The lower level features a kitchenette area, family room with fireplace and a beautiful recently remodeled bedroom and bathroom. Sellers are aware of repair items that are needed and would like to sell AS IS. Price already reflects current condition. If you have the time and skill to make a few repairs, then this home would be a great deal for you!

21. 2020-05-13
    listed $124,900 Active 985-char remark

    Show marketing remark (985 chars)

    You've found it! A 5 bedroom home on a gorgeous lot at an amazing price. This unique tri-level home sits on 3.7+ acres in the Waynesville School District and has updates along with tall half vaulted ceilings that are sure to impress. On the main level, there is a large living room, separate formal dining room, half bath and kitchen. The kitchen features white cabinetry, black and stainless appliances, double wall oven, dishwasher and disposal. The upper level is home to four sizeable guest bedrooms, all are carpeted for comfort with standard closets. Upstairs there is also a full bath with tile flooring and a shower/tub combo. The lower level features a kitchenette area, family room with fireplace and a beautiful recently remodeled bedroom and bathroom. Sellers are aware of repair items that are needed and would like to sell AS IS. Price already reflects current condition. If you have the time and skill to make a few repairs, then this home would be a great deal for you!

22. 2020-05-13
    status Pending 985-char remark

    Show marketing remark (985 chars)

    You've found it! A 5 bedroom home on a gorgeous lot at an amazing price. This unique tri-level home sits on 3.7+ acres in the Waynesville School District and has updates along with tall half vaulted ceilings that are sure to impress. On the main level, there is a large living room, separate formal dining room, half bath and kitchen. The kitchen features white cabinetry, black and stainless appliances, double wall oven, dishwasher and disposal. The upper level is home to four sizeable guest bedrooms, all are carpeted for comfort with standard closets. Upstairs there is also a full bath with tile flooring and a shower/tub combo. The lower level features a kitchenette area, family room with fireplace and a beautiful recently remodeled bedroom and bathroom. Sellers are aware of repair items that are needed and would like to sell AS IS. Price already reflects current condition. If you have the time and skill to make a few repairs, then this home would be a great deal for you!

23. 2017-01-03
    historical
24. 2016-03-31
    listed $123,900 Active

ⓘ 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: $956 · $80/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$450/yr (+$38/mo · 47.1%)

ⓘ 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 ≥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: $20,196
• − Mortgage interest: −$8,122
• − Property taxes: −$956
• − Insurance: −$725
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − Depreciation: −$4,218
• Taxable income: $2,943
• Est. tax owed @ 24.0%: −$706
• After-tax cash flow: $4,443/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

• 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

+17.0% since first listed

15 events — show timeline

• 2026-05-13 Pending — MARIS as Distributed by MLS Grid
• 2026-05-08 Listed $145,000 MARIS as Distributed by MLS Grid
• 2021-09-12 Delisted — MARIS as Distributed by MLS Grid
• 2021-09-09 Price Changed $199,900 MARIS as Distributed by MLS Grid
• 2021-08-26 Price Changed $204,900 MARIS as Distributed by MLS Grid
• 2021-08-18 Relisted — MARIS as Distributed by MLS Grid
• 2021-07-24 Pending — MARIS as Distributed by MLS Grid
• 2021-07-12 Listed $209,900 MARIS as Distributed by MLS Grid
• 2021-07-09 Coming Soon — MARIS as Distributed by MLS Grid
• 2020-06-25 Sold (Public Records) — Public Records
• 2020-06-24 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-05-13 Listed $124,900 MARIS as Distributed by MLS Grid
• 2020-05-13 Pending — MARIS as Distributed by MLS Grid
• 2017-01-03 Delisted — MARIS as Distributed by MLS Grid
• 2016-03-31 Listed $123,900 MARIS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2025): $956 · +4.7% YoY. Source: county tax records.