401 N Adams St · Brunswick, MO 65236

$65,000

2 bd · 1.0 ba · 854 sqft · Other · 11 Days on market

Built 1925 0.68 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

All contracts and offers are subject to final review and approval by seller. * * Contracts are not binding unless the entire agreement is ratified by all parties. * * All offers must be submitted by the buyer's agent via HUBZU AUCTION www. hubzu.com. Once the offer has been accepted through HUBZU the assigned Asset manager from Altisource will upload through Res.net to generating contract addendums. * Please note all offers are subject to HUD approval and must have a valid appraisal to close * * Seller Pays

Key facts

• Tall ceilings
• Spacious rooms
• 0.68 acre lot

Tags

• LARGE COVERED FRONT PORCH
• SPACIOUS ROOMS
• TALL CEILINGS
• PLENTY OF NATURAL LIGHT

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Composition roof; Built over 100 years ago
• Exterior features: Property not in a flood plain; Lot approximately 29,621 square feet

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Bungalow/Ranch floor plan; Basement with a basement bedroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($849 rent vs $65k).

Location & tenants

• Location reads 58/100 on livability (#614 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, crime F, amenities F.
• Brunswick R-II (rural): math 35% / reading 50% proficiency, ranked #267 of 535 in MO (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 1 units permitted in Chariton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (3.0% local appreciation)).
• Chariton County population projected at -24% 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 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: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.31% ✓
• Cap rate: 11.63%
• Cash-on-cash: 19.08%
• DSCR: 1.85
• GRM: 6.4

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: 25.4%
• Equity multiple: 2.44×
• Total profit: $26,228
• Equity at exit: $29,227

10-year hold

• IRR: 26.1%
• Equity multiple: 4.71×
• Total profit: $67,516
• Equity at exit: $45,042

Cash invested: $18,200 (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 65236

• Active inventory: 5
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $849 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$13 /mo · $161/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $289

Break-even live

Break-even rent $483

Max offer price $65,000

Occupancy floor 61%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-09
   days on market $65,000 Active 11 DOM
2. 2026-06-08
   days on market $65,000 Active 10 DOM
3. 2026-06-07
   days on market $65,000 Active 9 DOM
4. 2026-06-05
   days on market $65,000 Active 6 DOM
5. 2026-06-03
   days on market $65,000 Active 5 DOM
6. 2026-06-02
   days on market $65,000 Active 4 DOM
7. 2026-06-01
   days on market $65,000 Active 3 DOM
8. 2026-05-31
   days on market $65,000 Active 2 DOM
9. 2026-05-29
   listed $65,000 Active
10. 2026-04-01
    soldstatus Closed 518-char remark

    Show marketing remark (518 chars)

    All contracts and offers are subject to final review and approval by seller. * * Contracts are not binding unless the entire agreement is ratified by all parties. * * All offers must be submitted by the buyer's agent via HUBZU AUCTION www. hubzu.com. Once the offer has been accepted through HUBZU the assigned Asset manager from Altisource will upload through Res.net to generating contract addendums. * Please note all offers are subject to HUD approval and must have a valid appraisal to close * * Seller Pays

11. 2026-03-02
    status Pending 518-char remark

    Show marketing remark (518 chars)

    All contracts and offers are subject to final review and approval by seller. * * Contracts are not binding unless the entire agreement is ratified by all parties. * * All offers must be submitted by the buyer's agent via HUBZU AUCTION www. hubzu.com. Once the offer has been accepted through HUBZU the assigned Asset manager from Altisource will upload through Res.net to generating contract addendums. * Please note all offers are subject to HUD approval and must have a valid appraisal to close * * Seller Pays

12. 2026-02-07
    price $20,000 518-char remark

    Show marketing remark (518 chars)

    All contracts and offers are subject to final review and approval by seller. * * Contracts are not binding unless the entire agreement is ratified by all parties. * * All offers must be submitted by the buyer's agent via HUBZU AUCTION www. hubzu.com. Once the offer has been accepted through HUBZU the assigned Asset manager from Altisource will upload through Res.net to generating contract addendums. * Please note all offers are subject to HUD approval and must have a valid appraisal to close * * Seller Pays

13. 2026-01-10
    price $29,900 518-char remark

    Show marketing remark (518 chars)

    All contracts and offers are subject to final review and approval by seller. * * Contracts are not binding unless the entire agreement is ratified by all parties. * * All offers must be submitted by the buyer's agent via HUBZU AUCTION www. hubzu.com. Once the offer has been accepted through HUBZU the assigned Asset manager from Altisource will upload through Res.net to generating contract addendums. * Please note all offers are subject to HUD approval and must have a valid appraisal to close * * Seller Pays

14. 2025-12-09
    listed $39,900 Active 518-char remark

    Show marketing remark (518 chars)

    All contracts and offers are subject to final review and approval by seller. * * Contracts are not binding unless the entire agreement is ratified by all parties. * * All offers must be submitted by the buyer's agent via HUBZU AUCTION www. hubzu.com. Once the offer has been accepted through HUBZU the assigned Asset manager from Altisource will upload through Res.net to generating contract addendums. * Please note all offers are subject to HUD approval and must have a valid appraisal to close * * Seller Pays

15. 2025-11-21
    price $39,900
16. 2025-10-28
    price $49,500
17. 2025-09-27
    price $52,250
18. 2025-08-29
    listed $55,000 Active

ⓘ 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: $161 · $13/mo
• Projected year-2 tax: $630 · $53/mo
• Expected delta: +$470/yr (+$39/mo · 292.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,187
• − Mortgage interest: −$3,641
• − Property taxes: −$161
• − Insurance: −$325
• − Repairs & maintenance: −$815
• − Management: −$815
• − Depreciation: −$1,891
• Taxable income: $2,540
• Est. tax owed @ 24.0%: −$610
• After-tax cash flow: $2,862/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: Brunswick R-II
• NCES district ID: 2906030
• Math proficiency: 35% ▼ -10.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $37,071
• Composite: 37.63/100
• National rank: #8811
• State rank: #267 of 535 in MO

Livability — Brunswick

• Score: 58/100
• State rank: #614
• US rank: #21322

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brunswick, MO
• Population (ZIP): 1,267

Population outlook (Chariton County) Hauer SSP2

• Today (2025): 6,951 people
• By 2030: 6,557 · -5.7%
• By 2040: 5,860 · -15.7%
• By 2050: 5,246 · -24.5%
• By 2075: 4,168 · -40.0%
• By 2100: 3,187 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 4% Two or more races 4%
• Common ancestry: Iranian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Chariton

• 2024 margin: Solid R (+56.4) · D 21.4% · R 77.8%
• 2008→2024 swing: -43.5pp toward R · 2008: -12.8pp · 2024: -56.4pp
• All cycles: 2024: R+56.4 2020: R+53.8 2016: R+52.0 2012: R+27.8 2008: R+12.8

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

+18.2% since first listed

10 events — show timeline

• 2026-05-29 Listed $65,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-01 Sold (MLS) — CMBR
• 2026-03-02 Pending — CMBR
• 2026-02-07 Price Changed $20,000 CMBR
• 2026-01-10 Price Changed $29,900 CMBR
• 2025-12-09 Listed $39,900 CMBR
• 2025-11-21 Price Changed $39,900 CBORMLS
• 2025-10-28 Price Changed $49,500 CBORMLS
• 2025-09-27 Price Changed $52,250 CBORMLS
• 2025-08-29 Listed $55,000 CBORMLS

Property tax history

+5.2%/yr

Latest (2025): $161 · -0.4% YoY. Source: county tax records.