2 Ross Rd · Waynesville, MO 65583

$83,950

3 bd · 1.0 ba · 1,015 sqft · SingleFamily · 3 Days on market

Built 1940 Good condition 0.28 ac lot Est $144k · 42% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Schools +4.2/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into the charm of this 1940 cottage, where character and comfort come together in all the right ways. From the moment you walk in, you’ll notice the warmth of original hardwood floors, classic doors, and timeless trim—details that simply can’t be replicated. The open staircase adds architectural interest and creates a welcoming flow through the home, while thoughtful updates—including newer appliances and a newer furnace—bring peace of mind and modern convenience. Nestled within city limits and just minutes from downtown, this home offers the perfect balance of location and lifestyle. Whether you’re enjoying a quiet evening in or heading out to nearb

Key facts

• 0.28 acre lot
• Built 1940
• Listed 3 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $84k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Cap rate 12.5% 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 $580 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,950

Questions for the listing agent

1. Built in 1940 — 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: 1.53% ✓
• Cap rate: 12.53%
• Cash-on-cash: 22.26%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $144,130
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Ross Rd	0.00mi	3/1.0	1,015 (0%)	1mo	$83,950	$83	99
708 Dodd Rd	0.11mi	2/1.0 (-1)	986 (-3%)	12mo	$140,000	$142	75
400 S Lynn St	0.41mi	3/1.0	1,061 (+4%)	5mo	$115,000	$108	69
903 Hospital Rd	0.59mi	3/1.0	1,108 (+9%)	12mo	$185,000	$167	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 1.89×
• Total profit: $20,991
• Equity at exit: $12,517

10-year hold

• IRR: 32.0%
• Equity multiple: 4.62×
• Total profit: $85,066
• Equity at exit: $7,258

Cash invested: $23,506 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$440
• Tax est. 1.5%: −$105 /mo · $1,259/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $436

Break-even live

Break-even rent $734

Max offer price $83,950

Occupancy floor 61%

Sensitivity live

Price	-10% $494	-5% $465	+0% $436	+5% $407	+10% $378
Rent	-10% $334	-5% $385	+0% $436	+5% $487	+10% $538
Rate	-1.0pp $478	-0.5pp $457	base $436	+0.5pp $414	+1.0pp $392

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: $20,988
• Closing costs: $2,518
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-07
   status Pending
2. 2026-04-04
   listed $83,950 Active
3. 2026-03-26
   historical $83,950
4. 2022-05-16
   soldstatus Closed
5. 2022-02-23
   status Pending
6. 2022-02-16
   status Active
7. 2022-02-04
   status Pending
8. 2022-02-01
   listed $50,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,437
• − Mortgage interest: −$4,703
• − Property taxes: −$1,259
• − Insurance: −$420
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$2,442
• Taxable income: $4,143
• Est. tax owed @ 24.0%: −$994
• After-tax cash flow: $4,239/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 · 12 photos

Good 75/100 Cosmetic rehab

This charming 1940 cottage is in good condition with cosmetic updates, making it a great investment opportunity.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value.
• Rental Clean gutters — Clean gutters improve drainage and prevent water damage, which is important for rental properties.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value. ↑
• Rental Clean gutters — Clean gutters improve drainage and prevent water damage, which is important for rental properties. ↑

ⓘ 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: 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

+67.9% since first listed

8 events — show timeline

• 2026-04-07 Pending — MARIS as Distributed by MLS Grid
• 2026-04-04 Listed $83,950 MARIS as Distributed by MLS Grid
• 2026-03-26 Coming Soon $83,950 MARIS as Distributed by MLS Grid
• 2022-05-16 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-02-23 Pending — MARIS as Distributed by MLS Grid
• 2022-02-16 Relisted — MARIS as Distributed by MLS Grid
• 2022-02-04 Pending — MARIS as Distributed by MLS Grid
• 2022-02-01 Listed $50,000 MARIS as Distributed by MLS Grid