27150 Highway AA · Waynesville, MO 65534

$170,000

3 bd · 3.0 ba · 1,568 sqft · Other public records · 3 Days on market

Built 1984 0.77 ac lot

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Why this score? — see what drove the D 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 +11.1/30.0
• Appreciation +8.5/10.0
• ARV discount +7.5/15.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +1.7/10.0

Listing remarks

Nestled in the peaceful countryside of Laquey, this 3-bedroom, 3-bath home offers the perfect opportunity for buyers looking to create something special. With solid construction, a functional layout, and plenty of space both inside and out, this property has great bones and is ready for a new owner to add their personal touch and bring it back to its full potential. A welcoming covered front porch sets the tone for relaxed country living and provides the perfect place to enjoy your morning coffee while taking in the quiet surroundings. Inside, you'll find a spacious floor plan with plenty of room for everyday living and entertaining. The full partially finished basement expands the home's p

Key facts

• 0.77 acre lot
• Garage
• Built 1984

Property features AI

Finance

• Other: Living area reported as 1,568 (source: public records)

Exterior

• Parking: Attached garage; One garage space; Driveway parking; Gravel parking; Basement access to parking
• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Single family residence; One level
• Construction: Brick veneer and vinyl siding with other exterior materials
• Exterior features: Covered patio/porch; Deck; Front porch; Patio; Chain link fencing in the backyard; Back yard; Adjoins open ground; Adjoins wooded area; Few trees; Gentle sloping lot; Equipment shed; Sliding door(s)

Interior

• Kitchen: Dishwasher; Microwave; Electric oven; Electric range; Refrigerator
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: Three full bathrooms; Two full bathrooms on the main level
• Heating & cooling: Electric forced air heating; Central air conditioning; Ceiling fan(s)
• Interior features: Breakfast bar; Eat-in kitchen; Kitchen/dining room combo; Open floorplan; Pantry; Storage; Wet bar
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath other listed at $170k.

Deal economics

• At list price, monthly cash flow is $-67 ($-809/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (28.5% below list).
• Recommended offer: $122k (28.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• Zoned schools: Laquey R-V Elem. (math 12% / reading 27%, grade F, #941 of 1,115 statewide, top 86%, 303 students, 64% FRL); Laquey R-V High (math 17% / reading 22%, grade F, #478 of 521 statewide, top 92%, 312 students, 53% FRL).
• 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 $13k of equity ($1k loan paydown + $12k appreciation (7.0% local appreciation)).
• At projected returns (7.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $121,608 (28.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.72% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.70%
• DSCR: 0.92
• GRM: 11.6

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: 16.5%
• Equity multiple: 2.16×
• Total profit: $55,419
• Equity at exit: $118,255

10-year hold

• IRR: 16.0%
• Equity multiple: 4.45×
• Total profit: $164,108
• Equity at exit: $225,039

Cash invested: $47,600 (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: 11.6×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$66 /mo · $790/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-67

Break-even live

Break-even rent $1,301

Max offer price $158,087

Occupancy floor —

Sensitivity live

Price	-10% $29	-5% $-19	+0% $-67	+5% $-116	+10% $-164
Rent	-10% $-164	-5% $-115	+0% $-67	+5% $-19	+10% $29
Rate	-1.0pp $18	-0.5pp $-24	base $-67	+0.5pp $-111	+1.0pp $-156

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-12
   statusdays on market $170,000 Pending 3 DOM
2. 2026-06-09
   remarks 699-char remark
3. 2026-06-09
   listed $170,000 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: $790 · $66/mo
• Projected year-2 tax: $1,649 · $137/mo
• Expected delta: +$859/yr (+$72/mo · 108.8%)

ⓘ 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: $14,593
• − Mortgage interest: −$9,523
• − Property taxes: −$790
• − Insurance: −$850
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$4,945
• Taxable loss: −$3,850
• Est. tax savings @ 24.0%: +$924
• After-tax cash flow: $115/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

3 events — show timeline

• 2026-06-09 Listed $170,000 MARIS as Distributed by MLS Grid
• 2025-12-19 Sold (Public Records) — Public Records
• 1989-10-01 Sold (Public Records) — Public Records

Property tax history

+0.5%/yr

Latest (2025): $790 · +0.4% YoY. Source: county tax records.