606 Brown St · Princeton, MO 64673

$65,000

3 bd · 2.0 ba · 1,142 sqft · Other public records · 31 Days on market

Built 1905 0.40 ac lot ↓ 7% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investment opportunity in Princeton! This unique 1.5-story home offers flexible living space with the potential for multi-generational living or rental income. Currently set up as two separate living areas, the main floor features a kitchen, living room, bathroom, and 2 bedrooms. Upstairs includes an additional kitchen, bathroom, and 2 bedrooms, with the upstairs kitchen easily converted back into a bedroom if desired. Whether you’re looking to live in one space and rent the other or simply enjoy the extra room, this property offers plenty of possibilities. The home also features a durable metal roof, low-maintenance aluminum siding, and a spacious wraparound deck that is perfect for

Key facts

• Durable metal roof
• Rental income
• 0.4 acre lot

Tags

• FLEXIBLE LIVING SPACE
• MULTI-GENERATIONAL LIVING
• RENTAL INCOME
• TWO SEPARATE LIVING AREAS
• DURABLE METAL ROOF
• SPACIOUS WRAPAROUND DECK

Property features AI

Finance

• Other: Lot approximately 0.4 acres (dimensions 110 x 161.5)
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 1.5-story floor plan; Located inside city limits
• Construction: Metal roof; Other construction materials; Approx. 101+ years old (age description)
• Exterior features: Deck; Covered patio; Porch; City lot; Paved road access (public maintenance)

Interior

• Kitchen: Refrigerator; Free‑standing electric oven
• Bedrooms: 3 bedrooms (two on the second floor, one on the second floor listed as Bedroom 1 — bedrooms located on second level)
• Bathrooms: 2 full bathrooms (one on the first floor, one on the second floor)
• Heating & cooling: Forced air heating; Window unit(s) for cooling
• Interior features: Ceiling fan(s); Thermal windows; Crawl space basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#355 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+, housing B+; Watch: employment D+, amenities F, commute F.
• Princeton R-V (rural): math 50% / reading 45% proficiency, ranked #158 of 535 in MO (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP.

Forward outlook

• In year one you build about $830 of equity ($449 loan paydown + $381 appreciation (0.6% local appreciation)).
• Mercer County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.62% ✓
• Cap rate: 14.15%
• Cash-on-cash: 28.07%
• DSCR: 2.25
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.6%
• Equity multiple: 2.48×
• Total profit: $27,014
• Equity at exit: $20,800

10-year hold

• IRR: 32.5%
• Equity multiple: 4.79×
• Total profit: $69,018
• Equity at exit: $26,596

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 64673

• Home prices YoY: 0.3%
• Active inventory: 24
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,051 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$37 /mo · $440/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $426

Break-even live

Break-even rent $512

Max offer price $65,000

Occupancy floor 54%

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 20 events

1. 2026-06-18
   days on market $65,000 Active 31 DOM
2. 2026-06-17
   days on market $65,000 Active 30 DOM
3. 2026-06-16
   days on market $65,000 Active 29 DOM
4. 2026-06-15
   days on market $65,000 Active 28 DOM
5. 2026-06-13
   days on market $65,000 Active 26 DOM
6. 2026-06-12
   days on market $65,000 Active 25 DOM
7. 2026-06-09
   days on market $65,000 Active 22 DOM
8. 2026-06-08
   days on market $65,000 Active 21 DOM
9. 2026-06-07
   days on market $65,000 Active 20 DOM
10. 2026-06-05
    days on market $65,000 Active 18 DOM
11. 2026-06-04
    days on market $65,000 Active 16 DOM
12. 2026-06-02
    days on market $65,000 Active 15 DOM
13. 2026-06-01
    days on market $65,000 Active 14 DOM
14. 2026-05-31
    days on market $65,000 Active 13 DOM
15. 2026-05-18
    listed $65,000 Active
16. 2024-11-12
    status Pending
17. 2024-11-11
    historical
18. 2024-07-09
    listed $65,000 Active
19. 2024-06-23
    historical
20. 2023-06-26
    listed $70,000 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: $440 · $37/mo
• Projected year-2 tax: $630 · $53/mo
• Expected delta: +$191/yr (+$16/mo · 43.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 15 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: $12,613
• − Mortgage interest: −$3,641
• − Property taxes: −$440
• − Insurance: −$325
• − Repairs & maintenance: −$1,009
• − Management: −$1,009
• − Depreciation: −$1,891
• Taxable income: $4,298
• Est. tax owed @ 24.0%: −$1,032
• After-tax cash flow: $4,078/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: Princeton R-V
• NCES district ID: 2925590
• Math proficiency: 50% ▲ 1.00%
• Reading proficiency: 45% ▲ 1.00%
• Median HH income: $42,232
• Composite: 42.1/100
• National rank: #7042
• State rank: #158 of 535 in MO

Livability — Princeton

• Score: 63/100
• State rank: #355
• US rank: #15724

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Princeton, MO
• Population (ZIP): 2,492

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 3,512 people
• By 2030: 3,383 · -3.7%
• By 2040: 3,134 · -10.8%
• By 2050: 2,894 · -17.6%
• By 2075: 2,397 · -31.7%
• By 2100: 1,787 · -49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 2% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 2% Tagalog/Filipino 1%

Political lean MEDSL · Mercer

• 2024 margin: Solid R (+73.1) · D 13.1% · R 86.2%
• 2008→2024 swing: -35.9pp toward R · 2008: -37.2pp · 2024: -73.1pp
• All cycles: 2024: R+73.1 2020: R+74.1 2016: R+73.0 2012: R+54.5 2008: R+37.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.59%
• Current HPI: 174.6594
• 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

-7.1% since first listed

6 events — show timeline

• 2026-05-18 Listed $65,000 Heartland MLS as Distributed by MLS Grid
• 2024-11-12 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-11-11 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-07-09 Listed $65,000 Heartland MLS as Distributed by MLS Grid
• 2024-06-23 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-06-26 Listed $70,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+7.0%/yr

Latest (2024): $440 · +4.2% YoY. Source: county tax records.