311 Harold St · Crocker, MO 65452

$155,000

2 bd · 2.0 ba · 1,056 sqft · Other public records · 42 Days on market

Built 1983 0.32 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 +16.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Appreciation +5.0/10.0
• 1% rule +3.4/10.0
• 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

VIP 4840 Call to schedule your private showing today!! This home is located in the heart of Crocker within walking distance of the Crocker Community park and fire protection district. 2 bedroom 2 bath home with new luxury vinyl plank, carpet & fresh paint. Newer HVAC system. Large living/dining room. Covered front porch and back patio. Nice two car garage with an extra office space. Asphalt driveway. Plenty of shade trees in the back yard for added comfort. Move in ready. Close to the Gasconade River, Lake of the Ozarks & Fort Leonard Wood. Do not hesitate to call!!

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 1983

Property features AI

Exterior

• Parking: Detached 2-car garage; Driveway; Asphalt surfaces
• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Single-family residence; Residential property; One story
• Construction: Frame construction; Vinyl siding
• Exterior features: Covered front porch; Patio; Back yard; Adjoins wooded area; Few trees; Level lot

Interior

• Kitchen: Refrigerator; Water heater
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Electric heating; Heat pump; Central air conditioning (electric)
• Interior features: Eat-in kitchen; Open floor plan
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $155k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 (16.1% below list).
• Recommended offer: $130k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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, amenities F, commute 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.
• Zoned schools: Crocker Elem. (math 22% / reading 27%, grade F, #879 of 1,115 statewide, top 81%, 265 students, 89% FRL); Crocker High (math 12% / reading 42%, grade F, #420 of 521 statewide, top 82%, 299 students, 40% FRL) — zoned schools average 64% FRL vs 41% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $989 of equity ($1k loan paydown + $-83 appreciation (-0.1% local appreciation)).

Negotiation context

• It's been on market 42 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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.

Risks & watch-outs

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

Recommended offer $130,000 (16.1% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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. 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: 0.84% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.42%
• DSCR: 1.11
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $586
• Equity at exit: $44,595

10-year hold

• IRR: 5.9%
• Equity multiple: 1.63×
• Total profit: $27,331
• Equity at exit: $53,277

Cash invested: $43,400 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$62 /mo · $746/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $87

Break-even live

Break-even rent $1,189

Max offer price $155,000

Occupancy floor 88%

Sensitivity live

Price	-10% $175	-5% $131	+0% $87	+5% $44	+10% $0
Rent	-10% $-15	-5% $36	+0% $87	+5% $139	+10% $190
Rate	-1.0pp $166	-0.5pp $127	base $87	+0.5pp $47	+1.0pp $6

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: $38,750
• Closing costs: $4,650
• 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	45d	1	0.65mi

Listing history 18 events

1. 2026-06-01
   days on market $155,000 Active 42 DOM
2. 2026-05-31
   days on market $155,000 Active 41 DOM
3. 2026-05-30
   days on market $155,000 Active 40 DOM
4. 2026-04-21
   listed $155,000 Active 868-char remark
5. 2024-10-21
   soldstatus
6. 2024-10-18
   status Pending 580-char remark

   Show marketing remark (580 chars)

   VIP 4840 Call to schedule your private showing today!! This home is located in the heart of Crocker within walking distance of the Crocker Community park and fire protection district. 2 bedroom 2 bath home with new luxury vinyl plank, carpet & fresh paint. Newer HVAC system. Large living/dining room. Covered front porch and back patio. Nice two car garage with an extra office space. Asphalt driveway. Plenty of shade trees in the back yard for added comfort. Move in ready. Close to the Gasconade River, Lake of the Ozarks & Fort Leonard Wood. Do not hesitate to call!!

7. 2024-10-18
   soldstatus Closed 580-char remark

   Show marketing remark (580 chars)

   VIP 4840 Call to schedule your private showing today!! This home is located in the heart of Crocker within walking distance of the Crocker Community park and fire protection district. 2 bedroom 2 bath home with new luxury vinyl plank, carpet & fresh paint. Newer HVAC system. Large living/dining room. Covered front porch and back patio. Nice two car garage with an extra office space. Asphalt driveway. Plenty of shade trees in the back yard for added comfort. Move in ready. Close to the Gasconade River, Lake of the Ozarks & Fort Leonard Wood. Do not hesitate to call!!

8. 2024-08-17
   historical Active Under Contract 580-char remark

   Show marketing remark (580 chars)

   VIP 4840 Call to schedule your private showing today!! This home is located in the heart of Crocker within walking distance of the Crocker Community park and fire protection district. 2 bedroom 2 bath home with new luxury vinyl plank, carpet & fresh paint. Newer HVAC system. Large living/dining room. Covered front porch and back patio. Nice two car garage with an extra office space. Asphalt driveway. Plenty of shade trees in the back yard for added comfort. Move in ready. Close to the Gasconade River, Lake of the Ozarks & Fort Leonard Wood. Do not hesitate to call!!

9. 2024-08-13
   listed $145,900 Active 580-char remark

   Show marketing remark (580 chars)

   VIP 4840 Call to schedule your private showing today!! This home is located in the heart of Crocker within walking distance of the Crocker Community park and fire protection district. 2 bedroom 2 bath home with new luxury vinyl plank, carpet & fresh paint. Newer HVAC system. Large living/dining room. Covered front porch and back patio. Nice two car garage with an extra office space. Asphalt driveway. Plenty of shade trees in the back yard for added comfort. Move in ready. Close to the Gasconade River, Lake of the Ozarks & Fort Leonard Wood. Do not hesitate to call!!

10. 2019-05-02
    soldstatus Closed

    Show marketing remark (395 chars)

    Great house minutes from park and pool! This 2 bedroom, 1 3/4 bath, with large open living area would make the perfect starter home, located minutes from everything. Home features many updates including paint, kitchen & bathroom flooring, HVAC (2015) and roof (2015). The oversize detached garage with electric and workshop area would be great for weekend projects. Come see this home today!

11. 2019-05-02
    soldstatus

    Show marketing remark (395 chars)

    Great house minutes from park and pool! This 2 bedroom, 1 3/4 bath, with large open living area would make the perfect starter home, located minutes from everything. Home features many updates including paint, kitchen & bathroom flooring, HVAC (2015) and roof (2015). The oversize detached garage with electric and workshop area would be great for weekend projects. Come see this home today!

12. 2019-03-25
    status Pending

    Show marketing remark (395 chars)

    Great house minutes from park and pool! This 2 bedroom, 1 3/4 bath, with large open living area would make the perfect starter home, located minutes from everything. Home features many updates including paint, kitchen & bathroom flooring, HVAC (2015) and roof (2015). The oversize detached garage with electric and workshop area would be great for weekend projects. Come see this home today!

13. 2019-01-31
    listed $75,000 Active

    Show marketing remark (395 chars)

    Great house minutes from park and pool! This 2 bedroom, 1 3/4 bath, with large open living area would make the perfect starter home, located minutes from everything. Home features many updates including paint, kitchen & bathroom flooring, HVAC (2015) and roof (2015). The oversize detached garage with electric and workshop area would be great for weekend projects. Come see this home today!

14. 2015-07-10
    soldstatus Closed
15. 2015-07-10
    soldstatus
16. 2015-06-25
    historical
17. 2015-05-21
    price $44,900
18. 2015-01-27
    listed $56,900 Active

ⓘ 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: $746 · $62/mo
• Projected year-2 tax: $1,504 · $125/mo
• Expected delta: +$758/yr (+$63/mo · 101.7%)

ⓘ 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 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: $15,600
• − Mortgage interest: −$8,682
• − Property taxes: −$746
• − Insurance: −$775
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$4,509
• Taxable loss: −$1,608
• Est. tax savings @ 24.0%: +$386
• After-tax cash flow: $1,435/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

+172.4% since first listed

15 events — show timeline

• 2026-04-21 Listed $155,000 MARIS as Distributed by MLS Grid
• 2024-10-21 Sold (Public Records) — Public Records
• 2024-10-18 Pending — MARIS as Distributed by MLS Grid
• 2024-10-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-08-17 Contingent — MARIS as Distributed by MLS Grid
• 2024-08-13 Listed $145,900 MARIS as Distributed by MLS Grid
• 2019-05-02 Sold (Public Records) — Public Records
• 2019-05-02 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-03-25 Pending — MARIS as Distributed by MLS Grid
• 2019-01-31 Listed $75,000 MARIS as Distributed by MLS Grid
• 2015-07-10 Sold (Public Records) — Public Records
• 2015-07-10 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-06-25 Delisted — MARIS as Distributed by MLS Grid
• 2015-05-21 Price Changed $44,900 MARIS as Distributed by MLS Grid
• 2015-01-27 Listed $56,900 MARIS as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2025): $746 · +9.5% YoY. Source: county tax records.