408 W 5th St · Braymer, MO 64624

$99,000

4 bd · 1.5 ba · 2,038 sqft · Other public records · 248 Days on market

Built 1925 0.33 ac lot $49/sqft · 49% below area Est $193k · 49% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.8/10.0
• Schools +4.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Small town setting with big upside potential. This Craftsman-style 4 bed / 1 bath home sits on a large corner lot in a quiet rural community within walking distance to the school. Previously a solid family home, it features a spacious layout with a large living room open to the dining area, a main-floor primary bedroom with a double closet, and main-floor laundry off the kitchen. Upstairs includes three additional bedrooms and a separate toilet room, offering a strong footprint for added value. The property also includes a 21x24 detached garage with built-ins, a garden shed, and a large concrete slab off the back deck (formerly used as a basketball court). Important: The home is currently in distressed condition and will require significant repairs and updates. However, major exterior improvements were completed in the past, including exterior paint, some flooring updates, and deck board replacement — giving a starting point for the right buyer. This is a value-add opportunity ideal for investors, flippers, or buyers looking to build equity. Strong layout, large lot, and functional outbuildings make this one worth a look. Seller is highly motivated and needs offers immediately. Cash or rehab financing recommended. Sold as-is.

Key facts

• 0.33 acre lot
• Garage
• Built 1925

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $99k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#692 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: employment C-, crime F, amenities F.
• Braymer C-4 (rural): math 55% / reading 55% proficiency, ranked #71 of 535 in MO (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 10 active listings in the ZIP; 53 units permitted in Caldwell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($684 loan paydown + $10k appreciation (10.0% local appreciation)).
• Caldwell County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 248 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $51k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 248 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. 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: 1.38% ✓
• Cap rate: 11.85%
• Cash-on-cash: 19.85%
• DSCR: 1.88
• GRM: 6.0

CMA / ARV

• ARV (median comp): $193,451
• List price: $99,000
• Delta: -48.82%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.1%
• Equity multiple: 4.00×
• Total profit: $83,109
• Equity at exit: $89,187

10-year hold

• IRR: 33.7%
• Equity multiple: 9.00×
• Total profit: $221,739
• Equity at exit: $192,335

Cash invested: $27,720 (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 64624

• Home prices YoY: 3.3%
• Active inventory: 10
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,368 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$62 /mo · $745/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $459

Break-even live

Break-even rent $788

Max offer price $99,000

Occupancy floor 61%

Sensitivity live

Price	-10% $515	-5% $487	+0% $459	+5% $431	+10% $403
Rent	-10% $350	-5% $405	+0% $459	+5% $513	+10% $567
Rate	-1.0pp $508	-0.5pp $484	base $459	+0.5pp $433	+1.0pp $407

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $99,000 Active 248 DOM
2. 2026-06-18
   days on market $99,000 Active 246 DOM
3. 2026-06-18
   price $99,000 Active 245 DOM
4. 2026-06-17
   days on market $125,000 Active 245 DOM
5. 2026-06-16
   days on market $125,000 Active 244 DOM
6. 2026-06-15
   days on market $125,000 Active 243 DOM
7. 2026-06-13
   days on market $125,000 Active 241 DOM
8. 2026-06-12
   days on market $125,000 Active 240 DOM
9. 2026-06-09
   days on market $125,000 Active 237 DOM
10. 2026-06-08
    days on market $125,000 Active 236 DOM
11. 2026-06-07
    days on market $125,000 Active 235 DOM
12. 2026-06-05
    days on market $125,000 Active 233 DOM
13. 2026-06-04
    days on market $125,000 Active 231 DOM
14. 2026-06-02
    days on market $125,000 Active 230 DOM
15. 2026-06-01
    days on market $125,000 Active 229 DOM
16. 2026-05-31
    days on market $125,000 Active 228 DOM
17. 2026-04-23
    price $125,000 1251-char remark

    Show marketing remark (1251 chars)

    Small town setting with big upside potential. This Craftsman-style 4 bed / 1 bath home sits on a large corner lot in a quiet rural community within walking distance to the school. Previously a solid family home, it features a spacious layout with a large living room open to the dining area, a main-floor primary bedroom with a double closet, and main-floor laundry off the kitchen. Upstairs includes three additional bedrooms and a separate toilet room, offering a strong footprint for added value. The property also includes a 21x24 detached garage with built-ins, a garden shed, and a large concrete slab off the back deck (formerly used as a basketball court). Important: The home is currently in distressed condition and will require significant repairs and updates. However, major exterior improvements were completed in the past, including exterior paint, some flooring updates, and deck board replacement — giving a starting point for the right buyer. This is a value-add opportunity ideal for investors, flippers, or buyers looking to build equity. Strong layout, large lot, and functional outbuildings make this one worth a look. Seller is highly motivated and needs offers immediately. Cash or rehab financing recommended. Sold as-is.

18. 2026-04-13
    status Active 1251-char remark

    Show marketing remark (1251 chars)

    Small town setting with big upside potential. This Craftsman-style 4 bed / 1 bath home sits on a large corner lot in a quiet rural community within walking distance to the school. Previously a solid family home, it features a spacious layout with a large living room open to the dining area, a main-floor primary bedroom with a double closet, and main-floor laundry off the kitchen. Upstairs includes three additional bedrooms and a separate toilet room, offering a strong footprint for added value. The property also includes a 21x24 detached garage with built-ins, a garden shed, and a large concrete slab off the back deck (formerly used as a basketball court). Important: The home is currently in distressed condition and will require significant repairs and updates. However, major exterior improvements were completed in the past, including exterior paint, some flooring updates, and deck board replacement — giving a starting point for the right buyer. This is a value-add opportunity ideal for investors, flippers, or buyers looking to build equity. Strong layout, large lot, and functional outbuildings make this one worth a look. Seller is highly motivated and needs offers immediately. Cash or rehab financing recommended. Sold as-is.

19. 2025-11-13
    historical Active Under Contract 1251-char remark

    Show marketing remark (1251 chars)

    Small town setting with big upside potential. This Craftsman-style 4 bed / 1 bath home sits on a large corner lot in a quiet rural community within walking distance to the school. Previously a solid family home, it features a spacious layout with a large living room open to the dining area, a main-floor primary bedroom with a double closet, and main-floor laundry off the kitchen. Upstairs includes three additional bedrooms and a separate toilet room, offering a strong footprint for added value. The property also includes a 21x24 detached garage with built-ins, a garden shed, and a large concrete slab off the back deck (formerly used as a basketball court). Important: The home is currently in distressed condition and will require significant repairs and updates. However, major exterior improvements were completed in the past, including exterior paint, some flooring updates, and deck board replacement — giving a starting point for the right buyer. This is a value-add opportunity ideal for investors, flippers, or buyers looking to build equity. Strong layout, large lot, and functional outbuildings make this one worth a look. Seller is highly motivated and needs offers immediately. Cash or rehab financing recommended. Sold as-is.

20. 2025-10-15
    listed $150,000 Active 1251-char remark

    Show marketing remark (1251 chars)

    Small town setting with big upside potential. This Craftsman-style 4 bed / 1 bath home sits on a large corner lot in a quiet rural community within walking distance to the school. Previously a solid family home, it features a spacious layout with a large living room open to the dining area, a main-floor primary bedroom with a double closet, and main-floor laundry off the kitchen. Upstairs includes three additional bedrooms and a separate toilet room, offering a strong footprint for added value. The property also includes a 21x24 detached garage with built-ins, a garden shed, and a large concrete slab off the back deck (formerly used as a basketball court). Important: The home is currently in distressed condition and will require significant repairs and updates. However, major exterior improvements were completed in the past, including exterior paint, some flooring updates, and deck board replacement — giving a starting point for the right buyer. This is a value-add opportunity ideal for investors, flippers, or buyers looking to build equity. Strong layout, large lot, and functional outbuildings make this one worth a look. Seller is highly motivated and needs offers immediately. Cash or rehab financing recommended. Sold as-is.

21. 2023-02-17
    soldstatus
22. 2023-02-17
    soldstatus
23. 2023-02-10
    soldstatus Closed 1200-char remark

    Show marketing remark (1200 chars)

    SMALL TOWN LIVING, BIG TIME SAVINGS! Here is an OPPORTUNITY to own a Craftsman Style 4 bedroom/1 bath home in a rural community within walking distance to the school. The home has a very large living room and is open to the dining room. The main floor master bedroom features a large double closet. The Laundry room is located at the rear entry, on the main floor, off of the kitchen. Upstairs you will find 3 spacious bedrooms and a toilet room. The owner has recently painted the entire outside of the house, installed new carpet in several rooms along with some new ceramic tile in the bathroom and new laminate in the upstairs landing, replaced the deck boards on the large back deck. The house sits on a large corner lot with plenty of shade and room for a garden. Included is a garden shed and a 21x24 detached garage with built-ins and storage. There is also a large concrete slab off of the deck (formerly used as a basketball court). This property has a lot to offer for anyone needing lots of space and who is ready to move into a house where the work is already done! For those of you who work in Kansas City, this community is well within driving distance as many residents commute daily.

24. 2022-11-21
    status Pending 1200-char remark

    Show marketing remark (1200 chars)

    SMALL TOWN LIVING, BIG TIME SAVINGS! Here is an OPPORTUNITY to own a Craftsman Style 4 bedroom/1 bath home in a rural community within walking distance to the school. The home has a very large living room and is open to the dining room. The main floor master bedroom features a large double closet. The Laundry room is located at the rear entry, on the main floor, off of the kitchen. Upstairs you will find 3 spacious bedrooms and a toilet room. The owner has recently painted the entire outside of the house, installed new carpet in several rooms along with some new ceramic tile in the bathroom and new laminate in the upstairs landing, replaced the deck boards on the large back deck. The house sits on a large corner lot with plenty of shade and room for a garden. Included is a garden shed and a 21x24 detached garage with built-ins and storage. There is also a large concrete slab off of the deck (formerly used as a basketball court). This property has a lot to offer for anyone needing lots of space and who is ready to move into a house where the work is already done! For those of you who work in Kansas City, this community is well within driving distance as many residents commute daily.

25. 2022-09-22
    price $129,000 1200-char remark

    Show marketing remark (1200 chars)

    SMALL TOWN LIVING, BIG TIME SAVINGS! Here is an OPPORTUNITY to own a Craftsman Style 4 bedroom/1 bath home in a rural community within walking distance to the school. The home has a very large living room and is open to the dining room. The main floor master bedroom features a large double closet. The Laundry room is located at the rear entry, on the main floor, off of the kitchen. Upstairs you will find 3 spacious bedrooms and a toilet room. The owner has recently painted the entire outside of the house, installed new carpet in several rooms along with some new ceramic tile in the bathroom and new laminate in the upstairs landing, replaced the deck boards on the large back deck. The house sits on a large corner lot with plenty of shade and room for a garden. Included is a garden shed and a 21x24 detached garage with built-ins and storage. There is also a large concrete slab off of the deck (formerly used as a basketball court). This property has a lot to offer for anyone needing lots of space and who is ready to move into a house where the work is already done! For those of you who work in Kansas City, this community is well within driving distance as many residents commute daily.

26. 2022-08-20
    listed $139,500 Active 1200-char remark

    Show marketing remark (1200 chars)

    SMALL TOWN LIVING, BIG TIME SAVINGS! Here is an OPPORTUNITY to own a Craftsman Style 4 bedroom/1 bath home in a rural community within walking distance to the school. The home has a very large living room and is open to the dining room. The main floor master bedroom features a large double closet. The Laundry room is located at the rear entry, on the main floor, off of the kitchen. Upstairs you will find 3 spacious bedrooms and a toilet room. The owner has recently painted the entire outside of the house, installed new carpet in several rooms along with some new ceramic tile in the bathroom and new laminate in the upstairs landing, replaced the deck boards on the large back deck. The house sits on a large corner lot with plenty of shade and room for a garden. Included is a garden shed and a 21x24 detached garage with built-ins and storage. There is also a large concrete slab off of the deck (formerly used as a basketball court). This property has a lot to offer for anyone needing lots of space and who is ready to move into a house where the work is already done! For those of you who work in Kansas City, this community is well within driving distance as many residents commute daily.

27. 2008-09-22
    soldstatus
28. 2008-06-09
    listed $75,000

ⓘ 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: $745 · $62/mo
• Projected year-2 tax: $960 · $80/mo
• Expected delta: +$216/yr (+$18/mo · 29.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,421
• − Mortgage interest: −$5,546
• − Property taxes: −$745
• − Insurance: −$495
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$2,880
• Taxable income: $4,129
• Est. tax owed @ 24.0%: −$991
• After-tax cash flow: $4,512/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: Braymer C-4
• NCES district ID: 2905820
• Math proficiency: 55% ▼ -5.00%
• Reading proficiency: 55% ▼ -5.00%
• Median HH income: $39,349
• Composite: 47.73/100
• National rank: #4905
• State rank: #71 of 535 in MO

Livability — Braymer

• Score: 56/100
• State rank: #692
• US rank: #22627

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Braymer, MO
• Population (ZIP): 1,488

Population outlook (Caldwell County) Hauer SSP2

• Today (2025): 8,255 people
• By 2030: 7,838 · -5.1%
• By 2040: 7,034 · -14.8%
• By 2050: 6,330 · -23.3%
• By 2075: 5,206 · -36.9%
• By 2100: 4,436 · -46.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4%
• Common ancestry: Slovak 4% Lithuanian 1% Iranian 1%
• Foreign-born: 0%
• Languages at home: 97% English-only · German/W. Germanic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Caldwell

• 2024 margin: Solid R (+61.3) · D 18.9% · R 80.2%
• 2008→2024 swing: -42.9pp toward R · 2008: -18.4pp · 2024: -61.3pp
• All cycles: 2024: R+61.3 2020: R+60.4 2016: R+55.6 2012: R+33.8 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.80%
• Current HPI: 371.6211
• 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

+66.7% since first listed

12 events — show timeline

• 2026-04-23 Price Changed $125,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-13 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-11-13 Contingent — Heartland MLS as Distributed by MLS Grid
• 2025-10-15 Listed $150,000 Heartland MLS as Distributed by MLS Grid
• 2023-02-17 Sold (Public Records) — Public Records
• 2023-02-17 Sold (Public Records) — Public Records
• 2023-02-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-11-21 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-09-22 Price Changed $129,000 Heartland MLS as Distributed by MLS Grid
• 2022-08-20 Listed $139,500 Heartland MLS as Distributed by MLS Grid
• 2008-09-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2008-06-09 Listed $75,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+8.0%/yr

Latest (2025): $745 · +17.2% YoY. Source: county tax records.