14901 Beauty Dr · Crocker, MO 65452

$90,000

3 bd · 2.0 ba · 1,216 sqft · Other public records · 150 Days on market

Built 2000 Fair condition 4.09 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0

Listing remarks MLS

Opportunity awaits on this 4.09-acre property just minutes from downtown Crocker. Tucked away off a private gravel road, this secluded setting offers the perfect blend of privacy and convenience. The existing trailer is full of potential and ready for a creative touch, an exciting project for those looking to renovate, reimagine, or start fresh. Whether you’re dreaming of a peaceful retreat, homestead, investment property, or future build site, this land offers plenty of room to grow and explore. Sold as-is, this is your chance to turn vision into reality and create something truly your own in a beautiful, rural setting.

Key facts

• Room to grow
• Existing trailer
• 4.09 acre property

Tags

• 4.09 ACRE PROPERTY
• PRIVATE GRAVEL ROAD
• SECLUDED SETTING
• EXISTING TRAILER
• ROOM TO GROW
• RURAL SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 5.1% in Crocker — 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 62/100 on livability (#406 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: employment D, schools F, amenities F.
• Crocker R-II (rural): math 17% / reading 34% proficiency, ranked #286 of 324 in MO (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 39 active listings in the ZIP; 62 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $574 of equity ($622 loan paydown + $-48 appreciation (-0.1% local appreciation)).
• At projected returns (-0.1% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.25% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.10%
• DSCR: 1.76
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 1.79×
• Total profit: $19,975
• Equity at exit: $25,894

10-year hold

• IRR: 21.0%
• Equity multiple: 3.31×
• Total profit: $58,242
• Equity at exit: $30,935

Cash invested: $25,200 (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 65452

• Home prices YoY: -0.0%
• Active inventory: 39
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,128 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$22 /mo · $267/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $359

Break-even live

Break-even rent $673

Max offer price $90,000

Occupancy floor 63%

Sensitivity live

Price	-10% $410	-5% $385	+0% $359	+5% $334	+10% $308
Rent	-10% $270	-5% $315	+0% $359	+5% $404	+10% $448
Rate	-1.0pp $404	-0.5pp $382	base $359	+0.5pp $336	+1.0pp $312

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $90,000 Active 150 DOM
2. 2026-06-18
   days on market $90,000 Active 149 DOM
3. 2026-06-17
   days on market $90,000 Active 148 DOM
4. 2026-06-16
   days on market $90,000 Active 147 DOM
5. 2026-06-15
   days on market $90,000 Active 146 DOM
6. 2026-06-14
   days on market $90,000 Active 144 DOM
7. 2026-06-12
   days on market $90,000 Active 143 DOM
8. 2026-06-09
   days on market $90,000 Active 140 DOM
9. 2026-06-08
   days on market $90,000 Active 139 DOM
10. 2026-06-07
    days on market $90,000 Active 138 DOM
11. 2026-06-07
    days on market $90,000 Active 137 DOM
12. 2026-06-02
    days on market $90,000 Active 133 DOM
13. 2026-06-01
    days on market $90,000 Active 132 DOM
14. 2026-05-31
    days on market $90,000 Active 131 DOM
15. 2026-05-30
    days on market $90,000 Active 130 DOM
16. 2026-02-17
    price $90,000 634-char remark

    Show marketing remark (634 chars)

    Opportunity awaits on this 4.09-acre property just minutes from downtown Crocker. Tucked away off a private gravel road, this secluded setting offers the perfect blend of privacy and convenience. The existing trailer is full of potential and ready for a creative touch, an exciting project for those looking to renovate, reimagine, or start fresh. Whether you’re dreaming of a peaceful retreat, homestead, investment property, or future build site, this land offers plenty of room to grow and explore. Sold as-is, this is your chance to turn vision into reality and create something truly your own in a beautiful, rural setting.

17. 2026-01-20
    listed $95,000 Active 634-char remark

    Show marketing remark (634 chars)

    Opportunity awaits on this 4.09-acre property just minutes from downtown Crocker. Tucked away off a private gravel road, this secluded setting offers the perfect blend of privacy and convenience. The existing trailer is full of potential and ready for a creative touch, an exciting project for those looking to renovate, reimagine, or start fresh. Whether you’re dreaming of a peaceful retreat, homestead, investment property, or future build site, this land offers plenty of room to grow and explore. Sold as-is, this is your chance to turn vision into reality and create something truly your own in a beautiful, rural setting.

18. 2024-07-18
    historical
19. 2024-06-25
    price $115,000
20. 2024-06-03
    listed $125,000 Active
21. 2022-07-22
    price $79,900
22. 2022-02-22
    soldstatus Closed
23. 2022-01-28
    status Pending
24. 2021-11-18
    price $55,000
25. 2021-11-01
    price $59,000
26. 2021-10-05
    listed $62,500 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: $267 · $22/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$606/yr (+$51/mo · 227.4%)

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

Taxation est. · year 1

• Rental income: $13,531
• − Mortgage interest: −$5,041
• − Property taxes: −$267
• − Insurance: −$450
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$2,618
• Taxable income: $2,990
• Est. tax owed @ 24.0%: −$718
• After-tax cash flow: $3,592/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 · 10 photos

Fair 45/100 Moderate rehab

This property presents an opportunity for renovation and improvement. The home requires significant exterior and interior updates, including new siding, appliances, and fixtures, as well as landscaping and painting. These improvements can significantly increase its value and make it more attractive for both resale and rental.

Repairs flagged

• Major exterior siding — The siding is visibly weathered and in need of replacement.
• Moderate kitchen appliances — The appliances are outdated and may need replacement.
• Moderate bathroom fixtures — The fixtures are outdated and may need replacement.
• Major landscaping — The landscaping is unkempt and in need of significant improvement.

Value-add opportunities

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance and value.
• Resale replace outdated kitchen appliances — Modern appliances can improve the home's functionality and appeal.
• Resale replace outdated bathroom fixtures — Up-to-date fixtures can enhance the home's appeal and functionality.
• Both landscape and improve curb appeal — A well-maintained exterior can increase both resale and rental value.
• Resale replace exterior siding — A new, well-maintained exterior can significantly boost the home's curb appeal and value.
• Both replace HVAC system — A reliable HVAC system is essential for comfort and can improve both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · The siding is visibly weathered and in need of replacement.	Major	$15,000–50,000
kitchen appliances · The appliances are outdated and may need replacement.	Moderate	$3,000–15,000
bathroom fixtures · The fixtures are outdated and may need replacement.	Moderate	$3,000–15,000
landscaping · The landscaping is unkempt and in need of significant improvement.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$36,000–130,000

Value-add ROI direction

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance and value. ↑
• Resale replace outdated kitchen appliances — Modern appliances can improve the home's functionality and appeal. ↑
• Resale replace outdated bathroom fixtures — Up-to-date fixtures can enhance the home's appeal and functionality. ↑
• Both landscape and improve curb appeal — A well-maintained exterior can increase both resale and rental value. ↑
• Resale replace exterior siding — A new, well-maintained exterior can significantly boost the home's curb appeal and value. ↑
• Both replace HVAC system — A reliable HVAC system is essential for comfort and can improve both resale and rental value. ↑

ⓘ 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: Crocker R-II
• NCES district ID: 2910350
• Math proficiency: 17% ▼ -6.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $37,897
• Composite: 21.25/100
• National rank: #8399
• State rank: #286 of 324 in MO

Livability — Crocker

• Score: 62/100
• State rank: #406
• US rank: #17255

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,544

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Romanian 2% Portuguese 2%
• Foreign-born: 0%

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: ▼ -0.05%
• Current HPI: 202.1396
• Rent YoY: —
• Metro: —
• 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

+44.0% since first listed

11 events — show timeline

• 2026-02-17 Price Changed $90,000 MARIS as Distributed by MLS Grid
• 2026-01-20 Listed $95,000 MARIS as Distributed by MLS Grid
• 2024-07-18 Delisted — MARIS as Distributed by MLS Grid
• 2024-06-25 Price Changed $115,000 MARIS as Distributed by MLS Grid
• 2024-06-03 Listed $125,000 MARIS as Distributed by MLS Grid
• 2022-07-22 Price Changed $79,900 MARIS as Distributed by MLS Grid
• 2022-02-22 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-01-28 Pending — MARIS as Distributed by MLS Grid
• 2021-11-18 Price Changed $55,000 MARIS as Distributed by MLS Grid
• 2021-11-01 Price Changed $59,000 MARIS as Distributed by MLS Grid
• 2021-10-05 Listed $62,500 MARIS as Distributed by MLS Grid

Property tax history

+23.7%/yr

Latest (2025): $267 · +15.0% YoY. Source: county tax records.