221 Trowbridge Rd · Brooklyn Heights, MO 64836

$79,950

3 bd · 1.0 ba · 1,714 sqft · Other · 105 Days on market

Built 1890 0.38 ac lot $47/sqft · 60% below area ↓ 20% since listing

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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
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity in a quiet Carthage neighborhood! This 3-bedroom, 1-bathroom home sits on a large yard with plenty of space for outdoor living or future improvements. The property is in need of repairs and updates and is being sold as-is, making it an ideal project for investors, flippers, or buyers looking to build equity. Bring your vision and transform this property into something special!

Key facts

• Large yard
• Outdoor living
• 0.38 acre lot

Tags

• QUIET CARTHAGE NEIGHBORHOOD
• LARGE YARD
• OUTDOOR LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#450 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, crime F.
• Carthage R-IX (town): math 37% / reading 39% proficiency, ranked #183 of 324 in MO (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 195 active listings in the ZIP; 602 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,754 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.63% ✓
• Cap rate: 14.12%
• Cash-on-cash: 27.95%
• DSCR: 2.24
• GRM: 5.1

CMA / ARV

• ARV (median comp): $198,407
• List price: $79,950
• Delta: -59.70%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.1%
• Equity multiple: 1.90×
• Total profit: $20,248
• Equity at exit: $11,921

10-year hold

• IRR: 30.1%
• Equity multiple: 3.70×
• Total profit: $60,362
• Equity at exit: $6,913

Cash invested: $22,386 (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 64836

• Home prices YoY: -18.2%
• Active inventory: 195
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,301 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$54 /mo · $648/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $521

Break-even live

Break-even rent $641

Max offer price $79,950

Occupancy floor 55%

Sensitivity live

Price	-10% $567	-5% $544	+0% $521	+5% $499	+10% $476
Rent	-10% $419	-5% $470	+0% $521	+5% $573	+10% $624
Rate	-1.0pp $562	-0.5pp $542	base $521	+0.5pp $501	+1.0pp $480

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: $19,988
• Closing costs: $2,398
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $79,950 Active 105 DOM
2. 2026-06-18
   days on market $79,950 Active 104 DOM
3. 2026-06-17
   days on market $79,950 Active 103 DOM
4. 2026-06-16
   days on market $79,950 Active 102 DOM
5. 2026-06-15
   days on market $79,950 Active 101 DOM
6. 2026-06-14
   days on market $79,950 Active 99 DOM
7. 2026-06-13
   days on market $79,950 Active 98 DOM
8. 2026-06-10
   days on market $79,950 Active 96 DOM
9. 2026-06-09
   days on market $79,950 Active 95 DOM
10. 2026-06-08
    days on market $79,950 Active 94 DOM
11. 2026-06-07
    days on market $79,950 Active 93 DOM
12. 2026-06-05
    days on market $79,950 Active 90 DOM
13. 2026-06-02
    days on market $79,950 Active 88 DOM
14. 2026-06-01
    days on market $79,950 Active 87 DOM
15. 2026-05-31
    days on market $79,950 Active 86 DOM
16. 2026-05-30
    days on market $79,950 Active 85 DOM
17. 2026-03-31
    price $79,950 397-char remark

    Show marketing remark (397 chars)

    Great opportunity in a quiet Carthage neighborhood! This 3-bedroom, 1-bathroom home sits on a large yard with plenty of space for outdoor living or future improvements. The property is in need of repairs and updates and is being sold as-is, making it an ideal project for investors, flippers, or buyers looking to build equity. Bring your vision and transform this property into something special!

18. 2026-03-06
    listed $99,950 Active 397-char remark

    Show marketing remark (397 chars)

    Great opportunity in a quiet Carthage neighborhood! This 3-bedroom, 1-bathroom home sits on a large yard with plenty of space for outdoor living or future improvements. The property is in need of repairs and updates and is being sold as-is, making it an ideal project for investors, flippers, or buyers looking to build equity. Bring your vision and transform this property into something special!

19. 2025-10-22
    soldstatus
20. 2006-11-16
    soldstatus
21. 2006-11-16
    soldstatus
22. 2003-04-28
    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: $648 · $54/mo
• Projected year-2 tax: $776 · $65/mo
• Expected delta: +$127/yr (+$11/mo · 19.6%)

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,616
• − Mortgage interest: −$4,478
• − Property taxes: −$648
• − Insurance: −$400
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − Depreciation: −$2,326
• Taxable income: $5,265
• Est. tax owed @ 24.0%: −$1,264
• After-tax cash flow: $4,994/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: Carthage R-IX
• NCES district ID: 2907460
• Math proficiency: 37% ▲ 3.00%
• Reading proficiency: 39% ▲ 1.00%
• Median HH income: $39,696
• Composite: 31.85/100
• National rank: #5874
• State rank: #183 of 324 in MO

Livability — Brooklyn Heights

• Score: 61/100
• State rank: #450
• US rank: #18295

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brooklyn Heights, MO
• County: Jasper County · 79,035 people
• Metro: Joplin, MO
• Population (ZIP): 26,562
• Household income: $61,335
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 800.0

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 120,033 people
• By 2030: 120,091 · +0.0%
• By 2040: 119,297 · -0.6%
• By 2050: 117,705 · -1.9%
• By 2075: 110,402 · -8.0%
• By 2100: 99,719 · -16.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 25% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 10% · Canada
• Languages at home: 82% English-only · Spanish 18%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+46.8) · D 25.9% · R 72.7% · Other 1.4%
• 2008→2024 swing: -13.6pp toward R · 2008: -33.2pp · 2024: -46.8pp
• All cycles: 2024: R+46.8 2020: R+46.2 2016: R+50.8 2012: R+41.0 2008: R+33.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.61%
• Current HPI: 250.499
• Rent YoY: —
• Metro: Joplin, 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

-20.0% since first listed

6 events — show timeline

• 2026-03-31 Price Changed $79,950 OGAR
• 2026-03-06 Listed $99,950 OGAR
• 2025-10-22 Sold (Public Records) — Public Records
• 2006-11-16 Sold (Public Records) — Public Records
• 2006-11-16 Sold (Public Records) — Public Records
• 2003-04-28 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $648 · +25.1% YoY. Source: county tax records.