572 Highway Y Unit B,C,D,E,F,G,I · St. Robert, MO 65584

$245,000

15 bd · 10.0 ba · — sqft · MultiFamily · 114 Days on market

Built 1980 1.54 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 5 units. estimate disagrees with records

Listing remarks

If your looking for income generating properties, look no longer. Included in this sale is 7 manufactured homes conveniently situated in the city limits of St Robert. All but one is currently leased with long term tenants. There is also an additional lot included; however, there are restrictions as to what can be put in. The restrictions are governed by the City of St Robert. Please review guidelines located on the City of St Robert's website. Property features Laclede Electric, for electricity and the City of St Robert for water, sewer, and trash. What a buy at only $245,000.00.

Key facts

• 1.54 acre lot
• Built 1980
• Listed 114 days

Property features AI

Finance

• Other: Seller may consider concessions; No pool
• Financial info: Owner pays common area maintenance, sewer, trash, and water; Six of seven units currently leased
• HOA & community: Seven units in the community

Exterior

• Parking: Off-street parking; On-site parking; Outside parking; Direct access
• Utilities: Public water; Sewer connected; Natural gas connected; Electricity connected (220 volts); Cable available; Phone available
• Home design: Residential income property; Manufactured house structure; Condition: fixer
• Construction: Aluminum siding
• Exterior features: City street frontage; Lot approximately 1.54 acres

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Seven-unit property with a mix of 2-bedroom and 3-bedroom units (unit breakdown below)
• Bathrooms: Combination of 1- and 2-bath units (see unit breakdown)
• Heating & cooling: Electric heating; Natural gas heating; Central air; Wall/window AC units
• Interior features: Electric range; Refrigerator
• Laundry & utility: Separate meters for units

What this means for you Summary

Snapshot

• This is a 5 × 3-bed/2.0-bath units multifamily listed at $245k.

Deal economics

• At list price, monthly cash flow is $4k ($50k/yr) — positive. Per door: $838/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $245k).
• Recommended offer: $223k (9.0% below list) — sets the bar for market timing.
• Cap rate 26.8% vs local median 4.4% in St. Robert — 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: area grade B — 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: Freedom Elem. (math 44% / reading 45%, grade F, #413 of 1,115 statewide, top 42%, 961 students, 54% FRL); Waynesville Sr. High (math 37% / reading 53%, grade D-, #176 of 521 statewide, top 34%, 1,704 students, 39% FRL) — zoned schools average 46% FRL vs 28% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+10.2%/yr); 130 active listings in the ZIP; 62 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• At $7,449/mo this rent would consume 141% of the median local household income ($63k/yr) (locally 368% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $69k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($223k) is reasonable based on typical stale-listing flexibility.

Recommended offer $222,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.04% ✓
• Cap rate: 26.82%
• Cash-on-cash: 73.32%
• DSCR: 4.26
• GRM: 2.7

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: 78.7%
• Equity multiple: 4.89×
• Total profit: $266,741
• Equity at exit: $36,530

10-year hold

• IRR: 83.5%
• Equity multiple: 12.02×
• Total profit: $755,660
• Equity at exit: $21,183

Cash invested: $68,600 (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 65584

• Home prices YoY: -18.8%
• Rents YoY: 10.2%
• Active inventory: 130
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $7,449 medium
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,564
• Net cashflow: $4,192

Break-even live

Break-even rent $2,143

Max offer price $245,000

Occupancy floor 39%

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	3	2	$7,450
Total (5 units)			$7,449

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $245,000 Active 114 DOM
2. 2026-06-17
   days on market $245,000 Active 113 DOM
3. 2026-06-16
   days on market $245,000 Active 112 DOM
4. 2026-06-15
   days on market $245,000 Active 111 DOM
5. 2026-06-14
   days on market $245,000 Active 109 DOM
6. 2026-06-12
   days on market $245,000 Active 108 DOM
7. 2026-06-09
   days on market $245,000 Active 105 DOM
8. 2026-06-08
   days on market $245,000 Active 104 DOM
9. 2026-06-07
   days on market $245,000 Active 103 DOM
10. 2026-06-07
    days on market $245,000 Active 102 DOM
11. 2026-06-02
    days on market $245,000 Active 98 DOM
12. 2026-06-01
    days on market $245,000 Active 97 DOM
13. 2026-05-31
    days on market $245,000 Active 96 DOM
14. 2026-05-30
    days on market $245,000 Active 95 DOM
15. 2026-02-24
    listed $245,000 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 3/10 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: $89,388
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$1,225
• − Repairs & maintenance: −$7,151
• − Management: −$7,151
• − Depreciation: −$7,127
• Taxable income: $49,335
• Est. tax owed @ 24.0%: −$11,840
• After-tax cash flow: $38,458/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

• Census place: St. Robert, MO
• 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

1 event — show timeline

• 2026-02-24 Listed $245,000 MARIS as Distributed by MLS Grid