502 N Wooden Ave · Braymer, MO 64624

$75,000

2 bd · 1.5 ba · 2,088 sqft · Other public records · 4 Days on market

Built 1960 0.32 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits with this investor-friendly 2-bedroom, 1.5-bath home packed with potential! Conveniently located within walking distance to the local school, this property offers a functional layout, a full basement for additional storage or future living space, and a privacy-fenced backyard perfect for entertaining, pets, or outdoor enjoyment. The oversized 2-car garage presents a unique value-add opportunity and could potentially be converted into a spacious primary suite, creating additional equity and living space. Whether you're looking for your next rental property, flip project, or affordable home to make your own, this property offers plenty of possibilities. With solid bones, de

Key facts

• Full basement
• 0.32 acre lot
• 2 garage spots

Tags

• FULL BASEMENT
• PRIVACY-FENCED BACKYARD
• OVERSIZED 2-CAR GARAGE
• UNIQUE VALUE-ADD OPPORTUNITY

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Attached property; Ranch style
• Construction: Composition roof
• Exterior features: Metal siding; Lot about 0.32 acres; Flood plain status unknown

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Propane heating (propane is rented); Electric cooling
• Interior features: Ranch floor plan; Full unfinished walk-up basement; Two fireplaces

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

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 $8k of equity ($519 loan paydown + $8k 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1960 — 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. 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?
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: 1.42% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.85%
• DSCR: 1.93
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 39.8%
• Equity multiple: 4.05×
• Total profit: $64,072
• Equity at exit: $67,566

10-year hold

• IRR: 34.3%
• Equity multiple: 9.11×
• Total profit: $170,395
• Equity at exit: $145,709

Cash invested: $21,000 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,068 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$54 /mo · $649/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $365

Break-even live

Break-even rent $606

Max offer price $75,000

Occupancy floor 61%

Sensitivity live

Price	-10% $407	-5% $386	+0% $365	+5% $344	+10% $322
Rent	-10% $280	-5% $323	+0% $365	+5% $407	+10% $449
Rate	-1.0pp $403	-0.5pp $384	base $365	+0.5pp $345	+1.0pp $326

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-18
   days on market $75,000 Active 4 DOM
2. 2026-06-17
   days on market $75,000 Active 3 DOM
3. 2026-06-16
   days on market $75,000 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $75,000 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: $649 · $54/mo
• Projected year-2 tax: $728 · $61/mo
• Expected delta: +$79/yr (+$7/mo · 12.2%)

ⓘ 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: $12,811
• − Mortgage interest: −$4,201
• − Property taxes: −$649
• − Insurance: −$375
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$2,182
• Taxable income: $3,355
• Est. tax owed @ 24.0%: −$805
• After-tax cash flow: $3,572/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

1 event — show timeline

• 2026-06-14 Listed $75,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2025): $649 · +11.2% YoY. Source: county tax records.