626 Crosby St · Brookfield, MO 64628

$59,000

3 bd · 1.0 ba · 1,118 sqft · SingleFamily public records · 14 Days on market

Built 1880 7,841 sqft lot Est $73k · 19% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.5/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming single-family home located in a quiet residential neighborhood in Brookfield. This property offers a great opportunity for homeowners or investors looking for an affordable home with potential. The home features approximately 1,118 square feet of living space, with 2 bedrooms and 1 bathroom, offering a practical layout for everyday living. Built around the early 1880s, the home reflects classic small-town character while providing a comfortable living environment. The property sits on a residential lot with room for outdoor living, gardening, or additional improvements. The surrounding area includes similar historic homes and provides easy access to schools, local businesses, and d

Key facts

• Local businesses
• 7,841 sq ft lot
• Garage

Tags

• ROOM FOR OUTDOOR LIVING
• EASY ACCESS TO SCHOOLS
• LOCAL BUSINESSES
• DOWNTOWN BROOKFIELD AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($971 rent vs $59k).

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: 41 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 $2k of equity ($408 loan paydown + $2k 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.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $20k; list at $59k implies a 195% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,000

Questions for the listing agent

1. Built in 1880 — 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. 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.
5. 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.
6. 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: 1.65% ✓
• Cap rate: 14.69%
• Cash-on-cash: 29.98%
• DSCR: 2.33
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $72,670
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
417 Laclede Ave	0.21mi	2/1.0 (-1)	1,040 (-7%)	3mo	$68,000	$65	71
215 Market St	0.74mi	2/1.0 (-1)	1,067 (-5%)	10mo	$34,900	$33	45
1301 N Main St	0.51mi	2/2.5 (-1)	1,229 (+10%)	13mo	$128,900	$105	38

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: 35.7%
• Equity multiple: 3.00×
• Total profit: $33,079
• Equity at exit: $26,215

10-year hold

• IRR: 35.9%
• Equity multiple: 5.92×
• Total profit: $81,272
• Equity at exit: $40,159

Cash invested: $16,520 (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: 41
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $971 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$20 /mo · $244/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $413

Break-even live

Break-even rent $448

Max offer price $59,000

Occupancy floor 52%

Sensitivity live

Price	-10% $446	-5% $429	+0% $413	+5% $396	+10% $379
Rent	-10% $336	-5% $374	+0% $413	+5% $451	+10% $489
Rate	-1.0pp $442	-0.5pp $428	base $413	+0.5pp $397	+1.0pp $382

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-14
   status Pending
2. 2026-03-11
   listed $59,000 Active
3. 2008-09-10
   soldstatus $20,000
4. 1995-11-10
   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: $244 · $20/mo
• Projected year-2 tax: $572 · $48/mo
• Expected delta: +$329/yr (+$27/mo · 134.8%)

ⓘ 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: $11,650
• − Mortgage interest: −$3,305
• − Property taxes: −$244
• − Insurance: −$295
• − Repairs & maintenance: −$932
• − Management: −$932
• − Depreciation: −$1,716
• Taxable income: $4,226
• Est. tax owed @ 24.0%: −$1,014
• After-tax cash flow: $3,938/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

+195.0% since first listed

4 events — show timeline

• 2026-04-14 Pending — RCBR
• 2026-03-11 Listed $59,000 RCBR
• 2008-09-10 Sold (Public Records) $20,000 Public Records
• 1995-11-10 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $244 · +4.0% YoY. Source: county tax records.