16565 Hunters Ridge Ln · St. Robert, MO 65584

$289,900

None bd · None ba · — sqft · MultiFamily · 14 Days on market

Built 2011 6,098 sqft lot

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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 +24.8/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Rent growth +5.0/5.0
• Schools +4.2/10.0
• Livability +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 (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Check out this FOURplex building that is fully rented and ready for a new investor! This building has four, 1 bedroom, 1 bathroom units and is located in the Hunters Ridge Subdivison within the Waynesville School District and close to FLW. All units feature an open concept kitchen/living room with tile flooring and carpet. The bedroom boasts carpet and a large closet. The bathroom is large & has a shower/tub combo and a closet laundry area with stackable washer/dryer. All units are managed by a professional property management company and have been well maintained and consistently rented. Simply continue with the current management company, move in & let property management handle the rest. Rent is currently at $525/unit. Owner is responsible for water & sewer, tenant pays all other utilities. Property is sure to be a great fit to your investment portfolio.

Key facts

• 6,098 sq ft lot
• 4 parking spots
• Built 2011

Property features AI

Finance

• Other: Seller may consider concessions
• Financial info: Gross income reported at $3,400; All units leased (4 of 4)
• HOA & community: 4 units in the community

Exterior

• Parking: Attached carport; 4 carport spaces
• Utilities: Electricity available; Water available
• Home design: Residential income property (2–4 units); Apartment building; Two levels
• Construction: Vinyl siding
• Exterior features: Entry steps/stairs; Exterior lighting; Private entrance; Private yard; Adjoins wooded area; Back yard

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Exhaust fan; Freezer; Instant hot water; Ice maker; Microwave; Oven
• Bedrooms: No main or upper level bedrooms reported
• Flooring: Hardwood; Linoleum
• Bathrooms: No main or upper level bathrooms reported
• Heating & cooling: Forced air heating; Central air conditioning; Electric water heater
• Interior features: Ceiling fans; Kitchen/dining room combo; Open floor plan
• Laundry & utility: Washer and dryer (stacked); Washer/Dryer included; Dryer; In-bathroom laundry

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $290k.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive. Per door: $154/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).
• Cap rate 8.8% vs local median 4.4% in St. Robert — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Freedom Elem. (math 44% / reading 45%, grade F, #413 of 1,115 statewide, top 42%, 961 students, 54% FRL); Waynesville Sr. High (math 37% / reading 53%, grade D-, #176 of 521 statewide, top 34%, 1,704 students, 39% FRL) — zoned schools average 46% FRL vs 28% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+10.2%/yr); 130 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 62 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• At $3,032/mo this rent would consume 57% of the median local household income ($63k/yr) (locally 368% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $81k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y 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.
• Current owner paid $235k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $289,900

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.05% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.11%
• DSCR: 1.41
• GRM: 8.0

CMA / ARV

No comps found within radius.

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21011 Homer Rd Unit A & B	0.15mi	4/4.0	2,272	5mo	$215,000	$95	76
20924 Hartsburg Ln	0.10mi	6/4.0	—	21mo	$265,000	—	66

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: 2.5%
• Equity multiple: 1.10×
• Total profit: $8,192
• Equity at exit: $43,225

10-year hold

• IRR: 16.1%
• Equity multiple: 2.60×
• Total profit: $130,214
• Equity at exit: $25,065

Cash invested: $81,172 (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 65584

• Home prices YoY: -18.8%
• Rents YoY: 10.2%
• Active inventory: 130
• Price-to-rent: 31.9×

Monthly cashflow live

• Estimated rent: $3,032 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$138 /mo · $1,658/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$637
• Net cashflow: $616

Break-even live

Break-even rent $2,252

Max offer price $289,900

Occupancy floor 75%

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,032
Total (4 units)			$3,032

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20974 Humanity Ln Unit B St Robert, MO	1.0	1.0	—	$695	—	43d	1	0.06mi
20950 Humanity Ln Unit C St Robert, MO	1.0	1.0	—	$680	—	43d	1	0.09mi
20913 Humanity Ln Unit B St Robert, MO	1.0	1.0	—	$650	—	43d	1	0.12mi
20930 Humanity Ln Unit C St Robert, MO	1.0	1.0	—	$650	—	43d	1	0.12mi
16711 Hunters Ridge Ln Unit P St Robert, MO	1.0	1.0	600	$700	$1.17	43d	1	0.19mi
21049 Homer Rd Unit A St Robert, MO	3.0	2.0	—	$1,125	—	43d	1	0.19mi
16324 Heartland Ln Saint Robert, MO	3.0	2.0	1571	$1,825	$1.16	43d	1	0.58mi

Listing history 10 events

1. 2026-06-16
   status $289,900 Pending 14 DOM
2. 2026-06-15
   days on market $289,900 Active 14 DOM
3. 2026-06-14
   days on market $289,900 Active 12 DOM
4. 2026-06-12
   days on market $289,900 Active 11 DOM
5. 2026-06-09
   days on market $289,900 Active 8 DOM
6. 2026-06-08
   days on market $289,900 Active 7 DOM
7. 2026-06-07
   days on market $289,900 Active 6 DOM
8. 2026-06-07
   days on market $289,900 Active 5 DOM
9. 2026-06-01
   remarks 691-char remark
10. 2026-06-01
    listed $289,900 Active 1 DOM

ⓘ 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: $1,658 · $138/mo
• Projected year-2 tax: $2,812 · $234/mo
• Expected delta: +$1,154/yr (+$96/mo · 69.6%)

ⓘ 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 ≥106°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: $36,384
• − Mortgage interest: −$16,239
• − Property taxes: −$1,658
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,911
• − Management: −$2,911
• − Depreciation: −$8,433
• Taxable income: $2,783
• Est. tax owed @ 24.0%: −$668
• After-tax cash flow: $6,725/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: 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 — St. Robert

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Pulaski County · 25,264 people
• Metro: Fort Leonard Wood, MO
• Population (ZIP): 10,553
• Household income: $63,328
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 368.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 65% Two or more races 15% Hispanic / Latino 11% Black 10% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 6% · South Korea, Canada, China
• Languages at home: 85% English-only · Spanish 5% German/W. Germanic 4% Korean 4%

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: ▼ -30.16%
• Current HPI: 130.0726
• Rent YoY: ▲ 10.20%
• 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

+29.7% since first listed

15 events — show timeline

• 2026-06-01 Listed $289,900 MARIS as Distributed by MLS Grid
• 2024-01-29 Rental Removed $630 APPFOLIO
• 2023-12-28 Listed for Rent $630 APPFOLIO
• 2023-09-25 Sold (Public Records) $235,000 Public Records
• 2023-09-19 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-08-24 Pending — MARIS as Distributed by MLS Grid
• 2023-08-23 Listed $239,900 MARIS as Distributed by MLS Grid
• 2019-08-02 Sold (Public Records) — Public Records
• 2019-07-31 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-06-27 Pending — MARIS as Distributed by MLS Grid
• 2019-05-14 Listed $189,000 MARIS as Distributed by MLS Grid
• 2018-08-23 Price Changed $198,500 MARIS as Distributed by MLS Grid
• 2017-06-19 Price Changed $210,000 MARIS as Distributed by MLS Grid
• 2016-06-02 Price Changed $224,000 MARIS as Distributed by MLS Grid
• 2015-10-05 Price Changed $223,500 MARIS as Distributed by MLS Grid

Property tax history

+2.0%/yr

Latest (2025): $1,658 · +5.2% YoY. Source: county tax records.