2126 Krenning Rd · Leslie, MO 63013

$1

3 bd · 1.0 ba · 1,872 sqft · SingleFamily public records · 34 Days on market

Built 1955 230 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 +15.0/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

AUCTION LISTING - List price is not indicative of Seller’s final reserve amount. This property is part of an online bidding event. This sale will be executed with a no-contingency contract provided by the brokerage representing the Seller. See MLS Supplement Document for complete details. In 1951, Albert and Iva Sauls purchased this farm and built a life on it with their own hands. Albert felled trees from the property, milled them into lumber, and raised a chicken coop, corn crib, silo, and barn. He poured the foundation for the farmhouse himself and framed it with timber from the land and salvaged boxcar lumber. Around 1958, the dam and pond were added, turning the farm into the fam

Key facts

• Productive cropland
• Barn
• Corn crib

Tags

• CHICKEN COOP
• CORN CRIB
• SILO
• BARN
• DAM AND POND
• PRODUCTIVE CROPLAND

Property features AI

Finance

• Other: Property listed at auction; No home warranty

Exterior

• Parking: Attached garage (1 car)
• Utilities: Well water; Septic tank sewer; Electricity connected (Single phase)
• Home design: Farm property type
• Construction: Shingle roof; Construction: Other
• Exterior features: Barn(s); 227.9 acres

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms on the main level; Bonus room on main level; Family room on main level
• Flooring: Wood
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Forced air heating (Natural Gas and Propane); Central air (electric)
• Interior features: Wood floors; Basement (concrete, unfinished)
• Laundry & utility: Washer hookup; Electric dryer hookup

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $1 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $968 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

Location & tenants

• Location reads 49/100 on livability (#913 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime F, amenities F, commute F.
• Union R-XI (town): math 38% / reading 45% proficiency, ranked #119 of 324 in MO (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Beaufort Elem. (math 47% / reading 47%, grade D-, #347 of 1,115 statewide, top 35%, 341 students, 33% FRL); Union High (math 27% / reading 52%, grade F, #247 of 521 statewide, top 55%, 1,011 students, 32% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: 7 active listings in the ZIP; 614 units permitted in Franklin County in 2024 (100 in 5+ unit buildings).

Forward outlook

• Franklin County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 122508.00% ✓
• Cap rate: 1161373.84%
• Cash-on-cash: 4147741.24%
• DSCR: 184552.15
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 220211.06×
• Total profit: $61,659
• Equity at exit: $1

10-year hold

• IRR: —
• Equity multiple: 475495.60×
• Total profit: $133,138
• Equity at exit: $1

Cash invested: $0 (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 63013

• Home prices YoY: 2.7%
• Active inventory: 7

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $968

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $1 Active 34 DOM
2. 2026-06-17
   days on market $1 Active 33 DOM
3. 2026-06-16
   days on market $1 Active 32 DOM
4. 2026-06-15
   days on market $1 Active 31 DOM
5. 2026-06-13
   days on market $1 Active 29 DOM
6. 2026-06-09
   days on market $1 Active 25 DOM
7. 2026-06-08
   days on market $1 Active 24 DOM
8. 2026-06-07
   days on market $1 Active 23 DOM
9. 2026-06-05
   days on market $1 Active 20 DOM
10. 2026-06-03
    days on market $1 Active 19 DOM
11. 2026-06-02
    days on market $1 Active 18 DOM
12. 2026-06-01
    days on market $1 Active 17 DOM
13. 2026-05-31
    days on market $1 Active 16 DOM
14. 2026-05-15
    listed $1 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,701
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$0
• Taxable income: $12,349
• Est. tax owed @ 24.0%: −$2,964
• After-tax cash flow: $8,650/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: Union R-XI
• NCES district ID: 2930570
• Math proficiency: 38% ▼ -5.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $51,410
• Composite: 35.85/100
• National rank: #4820
• State rank: #119 of 324 in MO

Livability — Leslie

• Score: 49/100
• State rank: #913
• US rank: #25762

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing B Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,204

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 103,600 people
• By 2030: 103,298 · -0.3%
• By 2040: 100,607 · -2.9%
• By 2050: 94,280 · -9.0%
• By 2075: 77,103 · -25.6%
• By 2100: 54,405 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Romanian 5% Slovak 4% Lithuanian 1%
• Languages at home: 94% English-only · Other Indo-European 6%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+45.9) · D 26.5% · R 72.4% · Other 1.1%
• 2008→2024 swing: -33.5pp toward R · 2008: -12.4pp · 2024: -45.9pp
• All cycles: 2024: R+45.9 2020: R+43.8 2016: R+46.1 2012: R+27.9 2008: R+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.11%
• Current HPI: 195.4326
• 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

Property tax history

+3.9%/yr

Latest (2025): $2,328 · +4.6% YoY. Source: county tax records.