10640 E Brook Rd · Raintree Plantation, MO 63023

$99,900

6 bd · 2.0 ba · 1,174 sqft · Other public records · 9 Days on market

Built 1980 5.81 ac lot

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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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Unique log cabin style home with over 2,300 sq ft of living space, over 5.8 acres and 2 caves. This house boasts 6 bedrooms and 2 full baths as well as a lot of space to entertain. This home has good bones but is in need of a full rehab.

Key facts

• 5.81 acre lot
• Built 1980
• Listed 9 days

Property features AI

Finance

• Other: Approximately 5.81 acres

Exterior

• Utilities: Well water; Septic tank; Electric service by Ameren; Electricity available
• Home design: Single family residence; Two levels; Residential property
• Construction: Log construction
• Exterior features: Adjoins wooded area; Heavy woods; Native plants on the lot

Interior

• Bedrooms: 6 bedrooms total; 2 bedrooms on the main level; 4 bedrooms on the upper level
• Bathrooms: 2 full bathrooms total; 1 full bathroom on the main level; 1 full bathroom on the upper level
• Interior features: Forced air heating; Central air conditioning; Basement with 8 ft+ poured concrete

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.1% vs local median 1.8% in Raintree Plantation — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Grandview R-II (rural): math 27% / reading 43% proficiency, ranked #205 of 324 in MO (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Grandview Elem. (math 37% / reading 52%, grade F, #413 of 1,115 statewide, top 42%, 230 students, 51% FRL); Grandview High (math 17% / reading 52%, grade F, #321 of 521 statewide, top 67%, 261 students, 37% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: 24 active listings in the ZIP; 807 units permitted in Jefferson County in 2024 (104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y 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 $99,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.33% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.65%
• DSCR: 1.61
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.8%
• Equity multiple: 1.15×
• Total profit: $4,120
• Equity at exit: $14,895

10-year hold

• IRR: 13.4%
• Equity multiple: 2.07×
• Total profit: $29,866
• Equity at exit: $8,638

Cash invested: $27,972 (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 63023

• Home prices YoY: -17.6%
• Active inventory: 24
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,331 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$168 /mo · $2,014/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $318

Break-even live

Break-even rent $928

Max offer price $99,900

Occupancy floor 71%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $99,900 Active 9 DOM
2. 2026-06-17
   days on market $99,900 Active 8 DOM
3. 2026-06-16
   days on market $99,900 Active 7 DOM
4. 2026-06-15
   days on market $99,900 Active 6 DOM
5. 2026-06-14
   days on market $99,900 Active 4 DOM
6. 2026-06-12
   days on market $99,900 Active 3 DOM
7. 2026-06-09
   remarks 237-char remark
8. 2026-06-09
   listed $99,900 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: $2,014 · $168/mo
• Projected year-2 tax: $2,014 · $168/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,972
• − Mortgage interest: −$5,596
• − Property taxes: −$2,014
• − Insurance: −$500
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$2,906
• Taxable income: $2,401
• Est. tax owed @ 24.0%: −$576
• After-tax cash flow: $3,241/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: Grandview R-II
• NCES district ID: 2913170
• Math proficiency: 27% ▼ -14.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $50,090
• Composite: 30.3/100
• National rank: #6277
• State rank: #205 of 324 in MO

Livability — Raintree Plantation

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 5,442

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 235,088 people
• By 2030: 238,365 · +1.4%
• By 2040: 240,156 · +2.2%
• By 2050: 234,651 · -0.2%
• By 2075: 214,569 · -8.7%
• By 2100: 179,697 · -23.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4%
• Common ancestry: Slovak 4% Italian 4% Lithuanian 2%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+36.7) · D 31.0% · R 67.7% · Other 1.3%
• 2008→2024 swing: -39.3pp toward R · 2008: 2.5pp · 2024: -36.7pp
• All cycles: 2024: R+36.7 2020: R+33.9 2016: R+35.3 2012: R+12.7 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.73%
• Current HPI: 209.9074
• 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

+17.5% since first listed

9 events — show timeline

• 2026-06-09 Listed $99,900 MARIS as Distributed by MLS Grid
• 2025-04-18 Delisted — MARIS as Distributed by MLS Grid
• 2025-03-07 Listed $110,000 MARIS as Distributed by MLS Grid
• 2024-04-10 Delisted — MARIS as Distributed by MLS Grid
• 2024-03-20 Contingent — MARIS as Distributed by MLS Grid
• 2024-03-19 Listed $50,000 MARIS as Distributed by MLS Grid
• 2023-08-13 Delisted — MARIS as Distributed by MLS Grid
• 2023-08-03 Price Changed $67,000 MARIS as Distributed by MLS Grid
• 2023-07-18 Listed $85,000 MARIS as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2025): $2,014 · +6.0% YoY. Source: county tax records.