10640 E Brook Rd

Raintree Plantation, MO 63023

$99,900C+

6 bd · 2.0 ba · 1,174 sqft · Built 1980 · Other · Active · 9 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,331/mo
• Mortgage (P&I): −$524
• Tax + insurance: −$209
• HOA: −$0
• Vac / Maint / Mgmt: −$280
• Net cashflow: $318/mo
• Annual: $3,818/yr
• Cap rate: 10.11%
• Cash-on-cash: 13.65%
• DSCR: 1.61
• 1% rule: 1.33%
• Cash to close: $27,972

Investor read

• This is a 6-bed/2.0-bath other listed at $100k.
• 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).
• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• 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).
• 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.
• 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.
• 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.

Questions for listing agent

• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.