27110 Stoddard Dr · Waynesville, MO 65534

$145,000

3 bd · 2.0 ba · 1,824 sqft · Other public records · 115 Days on market

Built 1998 4.45 ac lot ↓ 9% since listing

---

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 +18.5/30.0
• Appreciation +8.5/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Great Opportunity on 4.45 Acres! With a little work and elbow grease, this property has the potential to shine! This manufactured home offers 3 bedrooms, 2 baths, an eat-in kitchen, formal dining room, living room, and a family room with a cozy fireplace, metal roof— plenty of space for everyone. Outside you’ll find a detached workshop/garage with a concrete floor, electric, and overhead door, plus an additional storage shed for all your tools and toys. Sitting on 4.45 acres, there’s room to roam and endless possibilities to make it your own. Give us a call today — opportunities like this don’t last long!

Key facts

• 4.45 acre lot
• 4 garage spots
• Built 1998

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $145k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/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 $127k (12.6% below list).
• Recommended offer: $127k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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.
• Laquey R-V (rural): math 14% / reading 24% proficiency, ranked #303 of 324 in MO (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 11 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 $11k of equity ($1k loan paydown + $10k appreciation (7.0% local appreciation)).
• At projected returns (7.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $126,747 (12.6% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.06%
• DSCR: 1.18
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 2.47×
• Total profit: $59,669
• Equity at exit: $100,864

10-year hold

• IRR: 19.7%
• Equity multiple: 5.11×
• Total profit: $166,727
• Equity at exit: $191,945

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 65534

• Home prices YoY: 4.2%
• Active inventory: 11
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,267 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$43 /mo · $519/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $137

Break-even live

Break-even rent $1,094

Max offer price $145,000

Occupancy floor 84%

Sensitivity live

Price	-10% $219	-5% $178	+0% $137	+5% $96	+10% $55
Rent	-10% $37	-5% $87	+0% $137	+5% $187	+10% $237
Rate	-1.0pp $210	-0.5pp $174	base $137	+0.5pp $100	+1.0pp $61

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 6 events

1. 2026-05-03
   status Pending 642-char remark

   Show marketing remark (642 chars)

   Great Opportunity on 4.45 Acres! With a little work and elbow grease, this property has the potential to shine! This manufactured home offers 3 bedrooms, 2 baths, an eat-in kitchen, formal dining room, living room, and a family room with a cozy fireplace, metal roof— plenty of space for everyone. Outside you’ll find a detached workshop/garage with a concrete floor, electric, and overhead door, plus an additional storage shed for all your tools and toys. Sitting on 4.45 acres, there’s room to roam and endless possibilities to make it your own. Give us a call today — opportunities like this don’t last long!

2. 2026-04-04
   status Active 642-char remark

   Show marketing remark (642 chars)

   Great Opportunity on 4.45 Acres! With a little work and elbow grease, this property has the potential to shine! This manufactured home offers 3 bedrooms, 2 baths, an eat-in kitchen, formal dining room, living room, and a family room with a cozy fireplace, metal roof— plenty of space for everyone. Outside you’ll find a detached workshop/garage with a concrete floor, electric, and overhead door, plus an additional storage shed for all your tools and toys. Sitting on 4.45 acres, there’s room to roam and endless possibilities to make it your own. Give us a call today — opportunities like this don’t last long!

3. 2026-02-08
   status Pending 642-char remark

   Show marketing remark (642 chars)

   Great Opportunity on 4.45 Acres! With a little work and elbow grease, this property has the potential to shine! This manufactured home offers 3 bedrooms, 2 baths, an eat-in kitchen, formal dining room, living room, and a family room with a cozy fireplace, metal roof— plenty of space for everyone. Outside you’ll find a detached workshop/garage with a concrete floor, electric, and overhead door, plus an additional storage shed for all your tools and toys. Sitting on 4.45 acres, there’s room to roam and endless possibilities to make it your own. Give us a call today — opportunities like this don’t last long!

4. 2026-01-09
   price $145,000 642-char remark

   Show marketing remark (642 chars)

   Great Opportunity on 4.45 Acres! With a little work and elbow grease, this property has the potential to shine! This manufactured home offers 3 bedrooms, 2 baths, an eat-in kitchen, formal dining room, living room, and a family room with a cozy fireplace, metal roof— plenty of space for everyone. Outside you’ll find a detached workshop/garage with a concrete floor, electric, and overhead door, plus an additional storage shed for all your tools and toys. Sitting on 4.45 acres, there’s room to roam and endless possibilities to make it your own. Give us a call today — opportunities like this don’t last long!

5. 2025-11-14
   listed $160,000 Active 642-char remark

   Show marketing remark (642 chars)

   Great Opportunity on 4.45 Acres! With a little work and elbow grease, this property has the potential to shine! This manufactured home offers 3 bedrooms, 2 baths, an eat-in kitchen, formal dining room, living room, and a family room with a cozy fireplace, metal roof— plenty of space for everyone. Outside you’ll find a detached workshop/garage with a concrete floor, electric, and overhead door, plus an additional storage shed for all your tools and toys. Sitting on 4.45 acres, there’s room to roam and endless possibilities to make it your own. Give us a call today — opportunities like this don’t last long!

6. 2025-11-12
   historical $160,000 642-char remark

   Show marketing remark (642 chars)

   Great Opportunity on 4.45 Acres! With a little work and elbow grease, this property has the potential to shine! This manufactured home offers 3 bedrooms, 2 baths, an eat-in kitchen, formal dining room, living room, and a family room with a cozy fireplace, metal roof— plenty of space for everyone. Outside you’ll find a detached workshop/garage with a concrete floor, electric, and overhead door, plus an additional storage shed for all your tools and toys. Sitting on 4.45 acres, there’s room to roam and endless possibilities to make it your own. Give us a call today — opportunities like this don’t last long!

ⓘ 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: $519 · $43/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$888/yr (+$74/mo · 171.1%)

ⓘ 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: $15,210
• − Mortgage interest: −$8,122
• − Property taxes: −$519
• − Insurance: −$725
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$4,218
• Taxable loss: −$808
• Est. tax savings @ 24.0%: +$194
• After-tax cash flow: $1,841/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: Laquey R-V
• NCES district ID: 2917880
• Math proficiency: 14% ▼ -2.00%
• Reading proficiency: 24% ▼ -5.00%
• Median HH income: $50,243
• Composite: 17.07/100
• National rank: #9121
• State rank: #303 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

• City population: 14,711
• Population (ZIP): 627

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 (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 26% Iranian 7% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▲ 7.04%
• Current HPI: 175.4251
• 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

-9.4% since first listed

6 events — show timeline

• 2026-05-03 Pending — MARIS as Distributed by MLS Grid
• 2026-04-04 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-08 Pending — MARIS as Distributed by MLS Grid
• 2026-01-09 Price Changed $145,000 MARIS as Distributed by MLS Grid
• 2025-11-14 Listed $160,000 MARIS as Distributed by MLS Grid
• 2025-11-12 Coming Soon $160,000 MARIS as Distributed by MLS Grid

Property tax history

+8.3%/yr

Latest (2025): $519 · +11.8% YoY. Source: county tax records.