24608 Brookside Rd · Hermitage, MO 65668

$215,000

4 bd · 2.0 ba · 1,568 sqft · Other public records · 12 Days on market

Built 1998 5.50 ac lot

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Why this score? — see what drove the D 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).

• Appreciation +9.7/10.0
• Cash flow +9.5/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• DSCR +2.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0

Listing remarks MLS

OWNER MOTIVATED AT THIS PRICE!! This secluded 5.5 Acres has a 4 bedroom, 2 bath manufactured home on a permanent foundation. It boasts a wood burning fireplace with insert in the living room, split BR design with a huge master bath, two walk in showers, newer laminate flooring in the kitchen and dining room. Nice covered front porch, rear tri-level, wraparound covered deck and a 2 car attached garage. Surrounded by mature timber, its a hunter's paradise! Just a short drive to town or Lake Pomme de Terre and Lucas Oil Speedway!

Key facts

• 5.5 acre lot
• 2 garage spots
• Built 1998

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $215k.

Deal economics

• At list price, monthly cash flow is $-151 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (33.8% below list).
• Recommended offer: $142k (33.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.3% in Hermitage — 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 54/100 on livability (#788 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools D, crime F, amenities F.
• Hermitage R-IV (rural): math 45% / reading 50% proficiency, ranked #185 of 535 in MO (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 28 active listings in the ZIP.

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (9.3% local appreciation)).
• Hickory County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $142,394 (33.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.66% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.00%
• DSCR: 0.87
• GRM: 12.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 2.61×
• Total profit: $97,211
• Equity at exit: $182,859

10-year hold

• IRR: 18.8%
• Equity multiple: 5.84×
• Total profit: $291,303
• Equity at exit: $383,358

Cash invested: $60,200 (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 65668

• Home prices YoY: 4.5%
• Active inventory: 28
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,424 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$59 /mo · $702/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $-151

Break-even live

Break-even rent $1,615

Max offer price $188,386

Occupancy floor —

Sensitivity live

Price	-10% $-29	-5% $-90	+0% $-151	+5% $-212	+10% $-272
Rent	-10% $-263	-5% $-207	+0% $-151	+5% $-94	+10% $-38
Rate	-1.0pp $-42	-0.5pp $-96	base $-151	+0.5pp $-206	+1.0pp $-263

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-14
   status Pending
2. 2026-05-01
   listed $215,000 Active
3. 2026-04-03
   price $234,000
4. 2026-03-31
   price $248,000
5. 2026-03-23
   price $253,000
6. 2026-03-13
   listed $258,000 Active
7. 2025-01-09
   soldstatus
8. 2020-08-21
   soldstatus

   Show marketing remark (533 chars)

   OWNER MOTIVATED AT THIS PRICE!! This secluded 5.5 Acres has a 4 bedroom, 2 bath manufactured home on a permanent foundation. It boasts a wood burning fireplace with insert in the living room, split BR design with a huge master bath, two walk in showers, newer laminate flooring in the kitchen and dining room. Nice covered front porch, rear tri-level, wraparound covered deck and a 2 car attached garage. Surrounded by mature timber, its a hunter's paradise! Just a short drive to town or Lake Pomme de Terre and Lucas Oil Speedway!

9. 2020-07-22
   listed $69,900

   Show marketing remark (533 chars)

   OWNER MOTIVATED AT THIS PRICE!! This secluded 5.5 Acres has a 4 bedroom, 2 bath manufactured home on a permanent foundation. It boasts a wood burning fireplace with insert in the living room, split BR design with a huge master bath, two walk in showers, newer laminate flooring in the kitchen and dining room. Nice covered front porch, rear tri-level, wraparound covered deck and a 2 car attached garage. Surrounded by mature timber, its a hunter's paradise! Just a short drive to town or Lake Pomme de Terre and Lucas Oil Speedway!

ⓘ 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: $702 · $59/mo
• Projected year-2 tax: $2,086 · $174/mo
• Expected delta: +$1,383/yr (+$115/mo · 197.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,087
• − Mortgage interest: −$12,043
• − Property taxes: −$702
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$6,255
• Taxable loss: −$5,722
• Est. tax savings @ 24.0%: +$1,373
• After-tax cash flow: $-435/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: Hermitage R-IV
• NCES district ID: 2914310
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $30,066
• Composite: 40.92/100
• National rank: #7513
• State rank: #185 of 535 in MO

Livability — Hermitage

• Score: 54/100
• State rank: #788
• US rank: #23974

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): 1,692

Population outlook (Hickory County) Hauer SSP2

• Today (2025): 8,206 people
• By 2030: 7,690 · -6.3%
• By 2040: 6,780 · -17.4%
• By 2050: 6,076 · -26.0%
• By 2075: 5,088 · -38.0%
• By 2100: 4,489 · -45.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Puerto Rican 5% Dominican 1%
• Common ancestry: Lithuanian 7% Italian 5% Iranian 4%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Hickory

• 2024 margin: Solid R (+61.1) · D 19.1% · R 80.2%
• 2008→2024 swing: -47.9pp toward R · 2008: -13.3pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+57.3 2016: R+53.5 2012: R+23.6 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.30%
• Current HPI: 215.6823
• 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

+207.6% since first listed

9 events — show timeline

• 2026-05-14 Pending — SOMO
• 2026-05-01 Listed $215,000 SOMO
• 2026-04-03 Price Changed $234,000 SOMO
• 2026-03-31 Price Changed $248,000 SOMO
• 2026-03-23 Price Changed $253,000 SOMO
• 2026-03-13 Listed $258,000 SOMO
• 2025-01-09 Sold (Public Records) — Public Records
• 2020-08-21 Sold (MLS) — SOMO
• 2020-07-22 Listed $69,900 SOMO

Property tax history

+2.1%/yr

Latest (2025): $702 · +7.7% YoY. Source: county tax records.