300-302 Hazel St · Buckner, MO 64016

$235,000

4 bd · 2.0 ba · 1,632 sqft · MultiFamily public records · 26 Days on market

Built 1961 0.28 ac lot Est $238k · at est.

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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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +8.1/15.0
• 1% rule +7.0/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Great duplex for a first investment or to add to an existing portfolio. Exterior is mostly maintenance free with brick front and stucco finish on other three sides. Roof and gutters are only six years old. Stable tenants provide steady income for these easy to rent units. Each unit features 2 bedrooms and 1 full bath, including a 1 car garage and ample room for storage in the unfinished basements. Property is back on the market at no fault of the seller!

Key facts

• Brick front
• Stucco finish
• 0.28 acre lot

Tags

• MAINTENANCE FREE EXTERIOR
• BRICK FRONT
• STUCCO FINISH
• RECENTLY REPLACED WINDOWS
• AMPLE ROOM FOR STORAGE

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $235k.

Deal economics

• At list price, monthly cash flow is $677 ($8k/yr) — positive. Per door: $339/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $231k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#134 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: schools F, amenities F, commute F.
• Fort Osage R-I (rural): math 28% / reading 39% proficiency, ranked #213 of 324 in MO (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 32 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $66k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 3 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 $231,475 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.35%
• DSCR: 1.55
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $238,272
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304-306 Hazel St	0.02mi	4/2.0	1,632 (0%)	0mo	$239,000	$146	99

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.08×
• Total profit: $5,050
• Equity at exit: $35,039

10-year hold

• IRR: 11.6%
• Equity multiple: 1.91×
• Total profit: $59,911
• Equity at exit: $20,319

Cash invested: $65,800 (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 64016

• Home prices YoY: -29.3%
• Active inventory: 32
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $2,809 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$212 /mo · $2,538/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $677

Break-even live

Break-even rent $1,952

Max offer price $235,000

Occupancy floor 71%

Sensitivity live

Price	-10% $810	-5% $744	+0% $677	+5% $611	+10% $544
Rent	-10% $455	-5% $566	+0% $677	+5% $788	+10% $899
Rate	-1.0pp $796	-0.5pp $737	base $677	+0.5pp $616	+1.0pp $554

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,810
Total (2 units)			$2,809

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
601 S Central St Buckner, MO	3.0	1.0	1244	$1,620	$1.30	24d	1	0.31mi
203 Village Ln Buckner, MO	3.0	1.5	1400	$1,595	$1.14	44d	1	0.82mi

Listing history 8 events

1. 2026-04-09
   status Pending
2. 2026-04-09
   status Active
3. 2026-04-09
   price $235,000
4. 2026-02-25
   status Pending
5. 2026-02-19
   status Active
6. 2026-01-05
   status Pending
7. 2025-12-16
   listed $230,000 Active
8. 1988-07-14
   soldstatus

ⓘ 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: $2,538 · $212/mo
• Projected year-2 tax: $2,538 · $212/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,708
• − Mortgage interest: −$13,164
• − Property taxes: −$2,538
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,697
• − Management: −$2,697
• − Depreciation: −$6,836
• Taxable income: $4,601
• Est. tax owed @ 24.0%: −$1,104
• After-tax cash flow: $7,023/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: Fort Osage R-I
• NCES district ID: 2912290
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $57,441
• Composite: 29.78/100
• National rank: #6428
• State rank: #213 of 324 in MO

Livability — Buckner

• Score: 70/100
• State rank: #134
• US rank: #7746

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buckner, MO
• Population (ZIP): 4,700

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 719,589 people
• By 2030: 731,456 · +1.6%
• By 2040: 746,689 · +3.8%
• By 2050: 749,289 · +4.1%
• By 2075: 736,227 · +2.3%
• By 2100: 668,210 · -7.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 26% Portuguese 2% Lithuanian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Jackson

• 2024 margin: D (+19.3) · D 58.9% · R 39.5% · Other 1.6%
• 2008→2024 swing: -6.1pp toward R · 2008: 25.4pp · 2024: 19.3pp
• All cycles: 2024: D+19.3 2020: D+22.0 2016: D+16.6 2012: D+19.0 2008: D+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.53%
• Current HPI: 242.6079
• 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

+2.2% since first listed

8 events — show timeline

• 2026-04-09 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-09 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $235,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-02-19 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-01-05 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-12-16 Listed $230,000 Heartland MLS as Distributed by MLS Grid
• 1988-07-14 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $2,538 · +5.3% YoY. Source: county tax records.