24235 Thames Ln · St. Robert, MO 65584

$230,000

3 bd · 3.0 ba · 2,186 sqft · Other public records · 12 Days on market

Built 1988 0.46 ac lot

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Why this score? — see what drove the F 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 +8.1/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +4.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This split level home sets on a spacious lot and is located in the Country Oaks subdivision just minutes from the front gate of Fort Leonard Wood. With three bedrooms and two bathrooms on the main level over an unfinished basement. Call today for additional information or to schedule a showing.

Key facts

• Private bathroom
• 0.46 acre lot
• 2 garage spots

Tags

• QUIET DEAD-END STREET
• OPEN-CONCEPT MAIN LIVING AREA
• STAINLESS STEEL APPLIANCES
• VERSATILE PRIMARY SUITE
• PRIVATE BATHROOM
• NON-CONFORMING FIFTH BEDROOM

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath other listed at $230k.

Deal economics

• At list price, monthly cash flow is $-226 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (17.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (36.2% below list).
• Recommended offer: $147k (36.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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: Waynesville East Elem. (math 51% / reading 53%, grade C-, #231 of 1,115 statewide, top 24%, 929 students, 44% FRL); Waynesville Middle (math 43% / reading 59%, grade C, #62 of 391 statewide, top 16%, 865 students, 45% FRL); Waynesville Sr. High (math 37% / reading 53%, grade D-, #176 of 521 statewide, top 34%, 1,704 students, 39% FRL).
• Market conditions: Rents rising fast (+10.2%/yr); 132 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

• 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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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.

Recommended offer $146,654 (36.2% 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. 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?
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: 0.64% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.22%
• DSCR: 0.81
• GRM: 13.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.32×
• Total profit: $-44,032
• Equity at exit: $34,294

10-year hold

• IRR: -4.4%
• Equity multiple: 0.66×
• Total profit: $-22,042
• Equity at exit: $19,886

Cash invested: $64,400 (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 65584

• Home prices YoY: -18.8%
• Rents YoY: 10.2%
• Active inventory: 132
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,467 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$83 /mo · $994/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-226

Break-even live

Break-even rent $1,753

Max offer price $190,036

Occupancy floor —

Sensitivity live

Price	-10% $-96	-5% $-161	+0% $-226	+5% $-291	+10% $-356
Rent	-10% $-342	-5% $-284	+0% $-226	+5% $-168	+10% $-110
Rate	-1.0pp $-110	-0.5pp $-168	base $-226	+0.5pp $-286	+1.0pp $-346

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24344 Tanglewood Rd Saint Robert, MO	3.0	2.0	1450	$1,425	$0.98	45d	1	0.69mi

Listing history 23 events

1. 2026-06-22
   days on market $230,000 Active 12 DOM
2. 2026-06-21
   days on market $230,000 Active 11 DOM
3. 2026-06-19
   days on market $230,000 Active 9 DOM
4. 2026-06-18
   days on market $230,000 Active 8 DOM
5. 2026-06-17
   days on market $230,000 Active 7 DOM
6. 2026-06-16
   days on market $230,000 Active 6 DOM
7. 2026-06-15
   days on market $230,000 Active 5 DOM
8. 2026-06-14
   days on market $230,000 Active 3 DOM
9. 2026-06-12
   pricestatusdays on marketlisting id $230,000 Active 2 DOM
10. 2026-03-28
    status Pending
11. 2026-02-12
    price $220,000
12. 2026-01-18
    price $230,000
13. 2025-12-24
    listed $235,000 Active
14. 2025-12-23
    historical $235,000
15. 2018-04-19
    soldstatus
16. 2018-04-18
    soldstatus Closed 296-char remark

    Show marketing remark (296 chars)

    This split level home sets on a spacious lot and is located in the Country Oaks subdivision just minutes from the front gate of Fort Leonard Wood. With three bedrooms and two bathrooms on the main level over an unfinished basement. Call today for additional information or to schedule a showing.

17. 2018-03-14
    status Pending 296-char remark

    Show marketing remark (296 chars)

    This split level home sets on a spacious lot and is located in the Country Oaks subdivision just minutes from the front gate of Fort Leonard Wood. With three bedrooms and two bathrooms on the main level over an unfinished basement. Call today for additional information or to schedule a showing.

18. 2018-02-28
    price $37,900 296-char remark

    Show marketing remark (296 chars)

    This split level home sets on a spacious lot and is located in the Country Oaks subdivision just minutes from the front gate of Fort Leonard Wood. With three bedrooms and two bathrooms on the main level over an unfinished basement. Call today for additional information or to schedule a showing.

19. 2018-01-29
    price $44,900 296-char remark

    Show marketing remark (296 chars)

    This split level home sets on a spacious lot and is located in the Country Oaks subdivision just minutes from the front gate of Fort Leonard Wood. With three bedrooms and two bathrooms on the main level over an unfinished basement. Call today for additional information or to schedule a showing.

20. 2018-01-19
    status Active 296-char remark

    Show marketing remark (296 chars)

    This split level home sets on a spacious lot and is located in the Country Oaks subdivision just minutes from the front gate of Fort Leonard Wood. With three bedrooms and two bathrooms on the main level over an unfinished basement. Call today for additional information or to schedule a showing.

21. 2018-01-08
    status Pending 296-char remark

    Show marketing remark (296 chars)

    This split level home sets on a spacious lot and is located in the Country Oaks subdivision just minutes from the front gate of Fort Leonard Wood. With three bedrooms and two bathrooms on the main level over an unfinished basement. Call today for additional information or to schedule a showing.

22. 2017-12-20
    listed $49,900 Active 296-char remark

    Show marketing remark (296 chars)

    This split level home sets on a spacious lot and is located in the Country Oaks subdivision just minutes from the front gate of Fort Leonard Wood. With three bedrooms and two bathrooms on the main level over an unfinished basement. Call today for additional information or to schedule a showing.

23. 2008-01-03
    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: $994 · $83/mo
• Projected year-2 tax: $2,231 · $186/mo
• Expected delta: +$1,237/yr (+$103/mo · 124.5%)

ⓘ 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: $17,598
• − Mortgage interest: −$12,884
• − Property taxes: −$994
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$6,691
• Taxable loss: −$6,936
• Est. tax savings @ 24.0%: +$1,665
• After-tax cash flow: $-1,050/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

+340.9% since first listed

14 events — show timeline

• 2026-03-28 Pending — MARIS as Distributed by MLS Grid
• 2026-02-12 Price Changed $220,000 MARIS as Distributed by MLS Grid
• 2026-01-18 Price Changed $230,000 MARIS as Distributed by MLS Grid
• 2025-12-24 Listed $235,000 MARIS as Distributed by MLS Grid
• 2025-12-23 Coming Soon $235,000 MARIS as Distributed by MLS Grid
• 2018-04-19 Sold (Public Records) — Public Records
• 2018-04-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-03-14 Pending — MARIS as Distributed by MLS Grid
• 2018-02-28 Price Changed $37,900 MARIS as Distributed by MLS Grid
• 2018-01-29 Price Changed $44,900 MARIS as Distributed by MLS Grid
• 2018-01-19 Relisted — MARIS as Distributed by MLS Grid
• 2018-01-08 Pending — MARIS as Distributed by MLS Grid
• 2017-12-20 Listed $49,900 MARIS as Distributed by MLS Grid
• 2008-01-03 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $994 · +5.2% YoY. Source: county tax records.