401 Broadway St · Fairfax, MO 64446

$12,000

1 bd · 1.0 ba · 1,172 sqft · Other public records · 58 Days on market

Built 1884 6,588 sqft lot $10/sqft · 85% below area ↓ 29% since listing

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great starter home with a little work and the home would make a great rental too. large yard, 2 blocks from all amenities

Key facts

• Large yard
• 6,588 sq ft lot
• Listed 58 days

Tags

• LARGE YARD
• 2 BLOCKS FROM ALL AMENITIES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $12k.

Deal economics

• At list price, monthly cash flow is $644 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($964 rent vs $12k).
• Recommended offer: $12k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#276 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: crime F, amenities F, commute F.
• Fairfax R-III (rural): math 50% / reading 55% proficiency, ranked #85 of 535 in MO (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Fairfax Elem. (math 44% / reading 54%, grade D, #284 of 1,115 statewide, top 30%, 75 students, 40% FRL); Fairfax High (math 44% / reading 64%, grade C-, #69 of 521 statewide, top 15%, 69 students, 41% FRL).
• Market conditions: 4 active listings in the ZIP.

Forward outlook

• In year one you build about $443 of equity ($83 loan paydown + $360 appreciation (3.0% local appreciation)).
• Atchison County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($12k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1884 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $11,640 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1884 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 8.03% ✓
• Cap rate: 70.73%
• Cash-on-cash: 230.11%
• DSCR: 11.24
• GRM: 1.0

CMA / ARV

• ARV (median comp): $60,867
• List price: $12,000
• Delta: -80.28%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 13.65×
• Total profit: $42,518
• Equity at exit: $5,396

10-year hold

• IRR: —
• Equity multiple: 28.95×
• Total profit: $93,900
• Equity at exit: $8,315

Cash invested: $3,360 (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 64446

• Active inventory: 4
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $964 medium
• Mortgage (P&I): −$63
• Tax from tax record: −$49 /mo · $591/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $644

Break-even live

Break-even rent $148

Max offer price $12,000

Occupancy floor 28%

Sensitivity live

Price	-10% $687	-5% $683	+0% $644	+5% $641	+10% $638
Rent	-10% $568	-5% $606	+0% $644	+5% $682	+10% $720
Rate	-1.0pp $650	-0.5pp $647	base $644	+0.5pp $641	+1.0pp $638

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: $3,000
• Closing costs: $360
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $12,000 Active 58 DOM
2. 2026-06-21
   days on market $12,000 Active 57 DOM
3. 2026-06-18
   days on market $12,000 Active 55 DOM
4. 2026-06-17
   days on market $12,000 Active 54 DOM
5. 2026-06-16
   days on market $12,000 Active 53 DOM
6. 2026-06-15
   days on market $12,000 Active 52 DOM
7. 2026-06-13
   days on market $12,000 Active 50 DOM
8. 2026-06-12
   days on market $12,000 Active 49 DOM
9. 2026-06-09
   days on market $12,000 Active 46 DOM
10. 2026-06-09
    status $12,000 Active 45 DOM
11. 2026-05-11
    status Pending 121-char remark

    Show marketing remark (121 chars)

    Great starter home with a little work and the home would make a great rental too. large yard, 2 blocks from all amenities

12. 2026-05-02
    status Active 121-char remark

    Show marketing remark (121 chars)

    Great starter home with a little work and the home would make a great rental too. large yard, 2 blocks from all amenities

13. 2026-04-30
    status Pending 121-char remark

    Show marketing remark (121 chars)

    Great starter home with a little work and the home would make a great rental too. large yard, 2 blocks from all amenities

14. 2026-03-25
    listed $12,000 Active 121-char remark

    Show marketing remark (121 chars)

    Great starter home with a little work and the home would make a great rental too. large yard, 2 blocks from all amenities

15. 2025-06-10
    soldstatus Closed 165-char remark

    Show marketing remark (165 chars)

    Great chance to own your own home with some TLC or fix it up for a great income producing home. Nice neighborhood, close to all parks and other enjoyment in Fairfax.

16. 2025-06-10
    soldstatus

    Show marketing remark (165 chars)

    Great chance to own your own home with some TLC or fix it up for a great income producing home. Nice neighborhood, close to all parks and other enjoyment in Fairfax.

17. 2025-05-31
    status Pending 165-char remark

    Show marketing remark (165 chars)

    Great chance to own your own home with some TLC or fix it up for a great income producing home. Nice neighborhood, close to all parks and other enjoyment in Fairfax.

18. 2025-05-22
    listed $17,000 Active 165-char remark

    Show marketing remark (165 chars)

    Great chance to own your own home with some TLC or fix it up for a great income producing home. Nice neighborhood, close to all parks and other enjoyment in Fairfax.

19. 2022-01-11
    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: $591 · $49/mo
• Projected year-2 tax: $591 · $49/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 16 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: $11,567
• − Mortgage interest: −$672
• − Property taxes: −$591
• − Insurance: −$60
• − Repairs & maintenance: −$925
• − Management: −$925
• − Depreciation: −$349
• Taxable income: $8,044
• Est. tax owed @ 24.0%: −$1,931
• After-tax cash flow: $5,801/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: Fairfax R-III
• NCES district ID: 2911760
• Math proficiency: 50% ▼ -15.00%
• Reading proficiency: 55% ▼ -5.00%
• Median HH income: $44,901
• Composite: 46.28/100
• National rank: #5403
• State rank: #85 of 535 in MO

Livability — Fairfax

• Score: 65/100
• State rank: #276
• US rank: #12908

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairfax, MO
• Population (ZIP): 1,085

Population outlook (Atchison County) Hauer SSP2

• Today (2025): 4,684 people
• By 2030: 4,353 · -7.1%
• By 2040: 3,768 · -19.6%
• By 2050: 3,299 · -29.6%
• By 2075: 2,495 · -46.7%
• By 2100: 1,835 · -60.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Atchison

• 2024 margin: Solid R (+59.8) · D 19.5% · R 79.3% · Other 1.2%
• 2008→2024 swing: -28.4pp toward R · 2008: -31.4pp · 2024: -59.8pp
• All cycles: 2024: R+59.8 2020: R+58.1 2016: R+55.8 2012: R+42.3 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-29.4% since first listed

9 events — show timeline

• 2026-05-11 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-02 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-04-30 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-25 Listed $12,000 Heartland MLS as Distributed by MLS Grid
• 2025-06-10 Sold (Public Records) — Public Records
• 2025-06-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2025-05-31 Pending — Heartland MLS as Distributed by MLS Grid
• 2025-05-22 Listed $17,000 Heartland MLS as Distributed by MLS Grid
• 2022-01-11 Sold (Public Records) — Public Records

Property tax history

+8.8%/yr

Latest (2025): $591 · +36.5% YoY. Source: county tax records.