26485 Stone Rd · Waynesville, MO 65556

$90,000

2 bd · 1.0 ba · 1,440 sqft · Other public records · 8 Days on market

Built 1970 2.03 ac 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 +25.2/30.0
• DSCR +8.3/10.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Don't miss this ranch style home down a quite street with over 1,400 square feet of living area, two bedrooms, one full bathroom, and a large detached garage/workshop. All sitting on more than two acres of land.

Key facts

• Privacy
• New siding
• 2.03 acres

Tags

• NEW SIDING
• UPDATED FLOORING
• 2.03 ACRES
• PRIVACY

Property features AI

Finance

• Other: Property classified as residential; Above-grade finished living area recorded at 1,440 (assessor)
• Financial info: Lease not considered

Exterior

• Parking: Attached garage with space for 1 vehicle
• Utilities: Water from a private well; Sewer: lagoon; 220 volt electric service; Electricity available
• Home design: Single-family residence; One story
• Construction: Brick and vinyl siding exterior; Shingle roof
• Exterior features: Corner lot; No fencing

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Heating: Other; No central cooling
• Interior features: Carpet and vinyl flooring; No basement
• Laundry & utility: Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($949 rent vs $90k).
• Cap rate 9.0% 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: 54 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 $7k of equity ($622 loan paydown + $6k appreciation (6.6% local appreciation)).
• At projected returns (6.6% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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 $51k; list at $90k implies a 76% gain — meaningful room to come down on a strong offer.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1970 — 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 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. 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: 1.05% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.65%
• DSCR: 1.43
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.6%
• Equity multiple: 2.67×
• Total profit: $42,101
• Equity at exit: $60,030

10-year hold

• IRR: 22.9%
• Equity multiple: 5.48×
• Total profit: $112,934
• Equity at exit: $111,974

Cash invested: $25,200 (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 65556

• Home prices YoY: 3.5%
• Active inventory: 54
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $949 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$38 /mo · $456/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $203

Break-even live

Break-even rent $693

Max offer price $90,000

Occupancy floor 74%

Sensitivity live

Price	-10% $254	-5% $228	+0% $203	+5% $177	+10% $152
Rent	-10% $128	-5% $165	+0% $203	+5% $240	+10% $278
Rate	-1.0pp $248	-0.5pp $225	base $203	+0.5pp $179	+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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $90,000 Active 8 DOM
2. 2026-06-18
   days on market $90,000 Active 7 DOM
3. 2026-06-17
   days on market $90,000 Active 6 DOM
4. 2026-06-16
   days on market $90,000 Active 5 DOM
5. 2026-06-15
   days on market $90,000 Active 4 DOM
6. 2026-06-14
   days on market $90,000 Active 2 DOM
7. 2026-06-12
   remarks 417-char remark
8. 2026-06-12
   listed $90,000 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: $456 · $38/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$417/yr (+$35/mo · 91.3%)

ⓘ 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 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: $11,394
• − Mortgage interest: −$5,041
• − Property taxes: −$456
• − Insurance: −$450
• − Repairs & maintenance: −$911
• − Management: −$911
• − Depreciation: −$2,618
• Taxable income: $1,005
• Est. tax owed @ 24.0%: −$241
• After-tax cash flow: $2,190/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): 5,019

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 (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 4% Iranian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% 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: ▲ 6.60%
• Current HPI: 197.128
• 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

+6.0% since first listed

15 events — show timeline

• 2026-06-11 Listed $90,000 MARIS as Distributed by MLS Grid
• 2024-09-13 Sold (Public Records) — Public Records
• 2024-05-06 Sold (Public Records) $51,000 Public Records
• 2024-04-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-04-11 Pending — MARIS as Distributed by MLS Grid
• 2024-03-26 Price Changed $59,900 MARIS as Distributed by MLS Grid
• 2024-03-12 Price Changed $64,900 MARIS as Distributed by MLS Grid
• 2024-03-01 Relisted — MARIS as Distributed by MLS Grid
• 2024-02-06 Pending — MARIS as Distributed by MLS Grid
• 2024-01-24 Price Changed $69,900 MARIS as Distributed by MLS Grid
• 2024-01-10 Price Changed $79,000 MARIS as Distributed by MLS Grid
• 2023-12-05 Listed $84,900 MARIS as Distributed by MLS Grid
• 2023-11-15 Sold (Public Records) — Public Records
• 2012-03-27 Sold (Public Records) — Public Records
• 1997-02-01 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $456 · +10.9% YoY. Source: county tax records.