131 Silver Ln · Brookfield, MO 64628

$149,500

3 bd · 1.0 ba · 1,214 sqft · SingleFamily public records · 174 Days on market

Built 1960 0.52 ac lot ↓ 7% since listing

---

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).

• Cash flow +9.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0

Listing remarks

Welcome to this charming one-owner home in Brookfield, MO! This 3-bedroom, 1-bath residence sits on a beautiful . 51-acre lot that gives you the peaceful feel of the country--right in town. The spacious backyard is perfect for relaxing, entertaining, or enjoying the quiet outdoors. A 26x24 two-car detached garage with workbenches offers plenty of space for projects and storage, and there's also a small storage shed for your lawn tools or seasonal items. Well cared for and full of potential, this property is ready for its next chapter.

Key facts

• Spacious backyard
• Small storage shed
• 0.52 acre lot

Tags

• BEAUTIFUL .51-ACRE LOT
• SPACIOUS BACKYARD
• 26X24 TWO-CAR DETACHED GARAGE
• SMALL STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (32.1% below list).
• Recommended offer: $102k (32.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#278 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools D, amenities F.
• Brookfield R-III (rural): math 46% / reading 55% proficiency, ranked #45 of 324 in MO (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 42 active listings in the ZIP; 4 units permitted in Linn County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.9% local appreciation)).
• Linn County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $101,549 (32.1% 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. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.73%
• DSCR: 0.88
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $40,062
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Market St	0.53mi	2/1.0 (-1)	1,067 (-12%)	10mo	$34,900	$33	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.27×
• Total profit: $11,139
• Equity at exit: $66,427

10-year hold

• IRR: 7.8%
• Equity multiple: 2.17×
• Total profit: $49,001
• Equity at exit: $101,759

Cash invested: $41,860 (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 64628

• Home prices YoY: 1.3%
• Active inventory: 42
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,015 medium
• Mortgage (P&I): −$784
• Tax from tax record: −$51 /mo · $612/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $-95

Break-even live

Break-even rent $1,136

Max offer price $132,704

Occupancy floor —

Sensitivity live

Price	-10% $-10	-5% $-53	+0% $-95	+5% $-137	+10% $-180
Rent	-10% $-175	-5% $-135	+0% $-95	+5% $-55	+10% $-15
Rate	-1.0pp $-20	-0.5pp $-57	base $-95	+0.5pp $-134	+1.0pp $-173

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-27
   status Pending
2. 2026-01-12
   status Active
3. 2025-11-10
   price $149,500
4. 2025-10-09
   listed $160,000 Active
5. 2001-07-23
   soldstatus
6. 1959-08-27
   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: $612 · $51/mo
• Projected year-2 tax: $1,450 · $121/mo
• Expected delta: +$838/yr (+$70/mo · 136.8%)

ⓘ 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 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: $12,186
• − Mortgage interest: −$8,374
• − Property taxes: −$612
• − Insurance: −$748
• − Repairs & maintenance: −$975
• − Management: −$975
• − Depreciation: −$4,349
• Taxable loss: −$3,847
• Est. tax savings @ 24.0%: +$923
• After-tax cash flow: $-218/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: Brookfield R-III
• NCES district ID: 2905940
• Math proficiency: 46% ▼ -1.00%
• Reading proficiency: 55% ▲ 4.00%
• Median HH income: $37,022
• Composite: 41.93/100
• National rank: #3355
• State rank: #45 of 324 in MO

Livability — Brookfield

• Score: 65/100
• State rank: #278
• US rank: #13057

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brookfield, MO
• Population (ZIP): 5,602

Population outlook (Linn County) Hauer SSP2

• Today (2025): 11,437 people
• By 2030: 10,946 · -4.3%
• By 2040: 9,969 · -12.8%
• By 2050: 9,056 · -20.8%
• By 2075: 7,342 · -35.8%
• By 2100: 5,656 · -50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Serbian 1% Italian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Linn

• 2024 margin: Solid R (+57.2) · D 20.8% · R 78.1% · Other 1.1%
• 2008→2024 swing: -48.8pp toward R · 2008: -8.5pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+53.9 2016: R+51.1 2012: R+23.5 2008: R+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.91%
• Current HPI: 219.7856
• 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

-6.6% since first listed

6 events — show timeline

• 2026-04-27 Pending — RCBR
• 2026-01-12 Relisted — RCBR
• 2025-11-10 Price Changed $149,500 RCBR
• 2025-10-09 Listed $160,000 RCBR
• 2001-07-23 Sold (Public Records) — Public Records
• 1959-08-27 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $612 · +4.4% YoY. Source: county tax records.