420 Smith St · Brookfield, MO 64628

$25,000

3 bd · 1.0 ba · 1,559 sqft · SingleFamily public records · 7 Days on market

Built 1900 5,401 sqft lot ↓ 44% since listing

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

Listing remarks

Fixer Up. Two Story - Two Bedroom - One Bath. Side Sunroom. Spacious Back Yard.

Key facts

• Spacious back yard
• Side sunroom
• 5,401 sq ft lot

Tags

• SIDE SUNROOM
• SPACIOUS BACK YARD

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; 2 stories
• Construction: Frame construction; Metal roof
• Exterior features: Deck

Interior

• Kitchen: Gas range; Gas oven
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; Has cooling
• Interior features: Ceiling fan(s); Space heater
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $705 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).

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 $899 of equity ($173 loan paydown + $726 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $25,000

Questions for the listing agent

1. Built in 1900 — 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: 4.43% ✓
• Cap rate: 40.13%
• Cash-on-cash: 120.84%
• DSCR: 6.38
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $132,515
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
324 Macon St	0.48mi	3/1.5	1,638 (+5%)	23mo	$139,000	$85	48

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: —
• Equity multiple: 7.83×
• Total profit: $47,796
• Equity at exit: $11,108

10-year hold

• IRR: —
• Equity multiple: 16.34×
• Total profit: $107,410
• Equity at exit: $17,017

Cash invested: $7,000 (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: 1.9×

Monthly cashflow live

• Estimated rent: $1,107 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$28 /mo · $334/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $705

Break-even live

Break-even rent $214

Max offer price $25,000

Occupancy floor 31%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $25,000 Active 7 DOM
2. 2026-06-17
   days on market $25,000 Active 6 DOM
3. 2026-06-16
   days on market $25,000 Active 5 DOM
4. 2026-06-15
   days on market $25,000 Active 4 DOM
5. 2026-06-13
   days on market $25,000 Active 2 DOM
6. 2026-06-12
   remarks 79-char remark
7. 2026-06-12
   listed $25,000 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: $334 · $28/mo
• Projected year-2 tax: $334 · $28/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 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: $13,279
• − Mortgage interest: −$1,400
• − Property taxes: −$334
• − Insurance: −$125
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$727
• Taxable income: $8,568
• Est. tax owed @ 24.0%: −$2,056
• After-tax cash flow: $6,402/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

-44.3% since first listed

7 events — show timeline

• 2026-06-11 Listed $25,000 NECAR
• 2026-04-17 Price Changed $29,900 MARIS as Distributed by MLS Grid
• 2026-03-04 Price Changed $39,900 MARIS as Distributed by MLS Grid
• 2026-02-19 Listed $49,900 MARIS as Distributed by MLS Grid
• 2024-12-17 Listed $44,900 SOMO
• 2020-01-21 Sold (Public Records) — Public Records
• 2000-09-14 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $334 · +4.6% YoY. Source: county tax records.