106 Rose St · Crocker, MO 65452

$135,000

3 bd · 1.0 ba · 960 sqft · Other public records · 27 Days on market

Built 1969 0.59 ac lot $141/sqft · at area comps Est $137k · at est. ↓ 4% since listing

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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 +22.4/30.0
• ARV discount +8.2/15.0
• DSCR +7.2/10.0
• Appreciation +5.0/10.0
• 1% rule +4.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath home located in beautiful Crocker, offering a peaceful setting with plenty of outdoor space. This home features new paint and carpet throughout, giving it a fresh and updated feel, along with a durable metal roof for added peace of mind. Enjoy relaxing on the covered front porch while taking in the privacy provided by mature trees surrounding the property. Situated on a little over half an acre, there is plenty of room to enjoy the yard, garden, or outdoor activities. The detached 2-car garage and additional equipment shed provide excellent storage and workspace options. A wonderful opportunity for anyone looking for comfort, space, and small-town charm.

Key facts

• 0.59 acre lot
• 2 garage spots
• Built 1969

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/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 $130k (3.7% below list).
• Recommended offer: $130k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 8.3% 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; 1 comparable units currently listed for rent nearby; 62 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $861 of equity ($933 loan paydown + $-72 appreciation (-0.1% local appreciation)).
• At projected returns (-0.1% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,000 (3.7% below list)

Questions for the listing agent

1. Built in 1969 — 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 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?
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: 0.96% ✗
• Cap rate: 8.30%
• Cash-on-cash: 7.17%
• DSCR: 1.32
• GRM: 8.7

CMA / ARV

• ARV (median comp): $137,047
• List price: $135,000
• Delta: -1.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.6%
• Equity multiple: 1.27×
• Total profit: $10,035
• Equity at exit: $38,840

10-year hold

• IRR: 10.8%
• Equity multiple: 2.17×
• Total profit: $44,339
• Equity at exit: $46,402

Cash invested: $37,800 (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 65452

• Home prices YoY: -0.0%
• Active inventory: 39
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $226

Break-even live

Break-even rent $1,014

Max offer price $135,000

Occupancy floor 78%

Sensitivity live

Price	-10% $302	-5% $264	+0% $226	+5% $188	+10% $149
Rent	-10% $123	-5% $174	+0% $226	+5% $277	+10% $329
Rate	-1.0pp $294	-0.5pp $260	base $226	+0.5pp $191	+1.0pp $155

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Brewer Rd Crocker, MO	2.0	2.5	1114	$1,300	$1.17	44d	1	0.63mi

Listing history 11 events

1. 2026-06-19
   days on market $135,000 Active 27 DOM
2. 2026-06-18
   days on market $135,000 Active 26 DOM
3. 2026-06-17
   days on market $135,000 Active 25 DOM
4. 2026-06-16
   days on market $135,000 Active 24 DOM
5. 2026-06-15
   days on market $135,000 Active 23 DOM
6. 2026-06-14
   days on market $135,000 Active 21 DOM
7. 2026-06-12
   statusdays on market $135,000 Active 20 DOM
8. 2026-05-08
   status Pending 689-char remark

   Show marketing remark (689 chars)

   Charming 3-bedroom, 1-bath home located in beautiful Crocker, offering a peaceful setting with plenty of outdoor space. This home features new paint and carpet throughout, giving it a fresh and updated feel, along with a durable metal roof for added peace of mind. Enjoy relaxing on the covered front porch while taking in the privacy provided by mature trees surrounding the property. Situated on a little over half an acre, there is plenty of room to enjoy the yard, garden, or outdoor activities. The detached 2-car garage and additional equipment shed provide excellent storage and workspace options. A wonderful opportunity for anyone looking for comfort, space, and small-town charm.

9. 2026-05-01
   price $135,000 689-char remark

   Show marketing remark (689 chars)

   Charming 3-bedroom, 1-bath home located in beautiful Crocker, offering a peaceful setting with plenty of outdoor space. This home features new paint and carpet throughout, giving it a fresh and updated feel, along with a durable metal roof for added peace of mind. Enjoy relaxing on the covered front porch while taking in the privacy provided by mature trees surrounding the property. Situated on a little over half an acre, there is plenty of room to enjoy the yard, garden, or outdoor activities. The detached 2-car garage and additional equipment shed provide excellent storage and workspace options. A wonderful opportunity for anyone looking for comfort, space, and small-town charm.

10. 2026-04-21
    listed $140,000 Active 689-char remark

    Show marketing remark (689 chars)

    Charming 3-bedroom, 1-bath home located in beautiful Crocker, offering a peaceful setting with plenty of outdoor space. This home features new paint and carpet throughout, giving it a fresh and updated feel, along with a durable metal roof for added peace of mind. Enjoy relaxing on the covered front porch while taking in the privacy provided by mature trees surrounding the property. Situated on a little over half an acre, there is plenty of room to enjoy the yard, garden, or outdoor activities. The detached 2-car garage and additional equipment shed provide excellent storage and workspace options. A wonderful opportunity for anyone looking for comfort, space, and small-town charm.

11. 2020-02-06
    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: $444 · $37/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$866/yr (+$72/mo · 195.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $15,600
• − Mortgage interest: −$7,562
• − Property taxes: −$444
• − Insurance: −$675
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$3,927
• Taxable income: $496
• Est. tax owed @ 24.0%: −$119
• After-tax cash flow: $2,591/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: 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

• Census place: Crocker, MO
• 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

-3.6% since first listed

4 events — show timeline

• 2026-05-08 Pending — MARIS as Distributed by MLS Grid
• 2026-05-01 Price Changed $135,000 MARIS as Distributed by MLS Grid
• 2026-04-21 Listed $140,000 MARIS as Distributed by MLS Grid
• 2020-02-06 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $444 · +10.3% YoY. Source: county tax records.