506 N Main St · Braymer, MO 64624

$114,900

2 bd · 1.0 ba · 1,268 sqft · Other public records · 199 Days on market

Built 1960 0.39 ac lot ↓ 18% 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 +19.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Schools +4.8/10.0
• 1% rule +4.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Step into this open style ranch with a large living room and ample room for the dining table in the kitchen. The kitchen area has two ceiling fans, small closet that could be a pantry, and newer kitchen countertop. The laundry/mud room has an oversized closet for storage along with an exterior door to the back yard. The home offers 1,286 sq ft. : two bedrooms with hardwood flooring and one bath with tile flooring. Access the patio from the kitchen for all your outdoor grilling. In addition, the property has a front covered porch; on a 95'x176' lot; a single car detached garage; newer vinyl windows (except for two); block foundation; cellar; two water spickets; electric hot water heater; baseboard heat; city water and sewer.

Key facts

• Laundry room
• Sitting porch
• Huge closet

Tags

• SITTING PORCH
• GOOD SIZED PATIO
• LAUNDRY ROOM
• HUGE CLOSET
• WALK OUT TO THE BACK YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (8.9% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#692 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: employment C-, crime F, amenities F.
• Braymer C-4 (rural): math 55% / reading 55% proficiency, ranked #71 of 535 in MO (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 10 active listings in the ZIP; 53 units permitted in Caldwell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($794 loan paydown + $11k appreciation (10.0% local appreciation)).
• Caldwell County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $101,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.8%
• Equity multiple: 3.20×
• Total profit: $70,832
• Equity at exit: $103,511

10-year hold

• IRR: 24.2%
• Equity multiple: 7.28×
• Total profit: $201,975
• Equity at exit: $223,225

Cash invested: $32,172 (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 64624

• Home prices YoY: 3.3%
• Active inventory: 10
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,047 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$46 /mo · $557/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $130

Break-even live

Break-even rent $882

Max offer price $114,900

Occupancy floor 83%

Sensitivity live

Price	-10% $195	-5% $163	+0% $130	+5% $98	+10% $65
Rent	-10% $48	-5% $89	+0% $130	+5% $172	+10% $213
Rate	-1.0pp $188	-0.5pp $160	base $130	+0.5pp $101	+1.0pp $70

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-22
   status Pending 734-char remark

   Show marketing remark (734 chars)

   Step into this open style ranch with a large living room and ample room for the dining table in the kitchen. The kitchen area has two ceiling fans, small closet that could be a pantry, and newer kitchen countertop. The laundry/mud room has an oversized closet for storage along with an exterior door to the back yard. The home offers 1,286 sq ft. : two bedrooms with hardwood flooring and one bath with tile flooring. Access the patio from the kitchen for all your outdoor grilling. In addition, the property has a front covered porch; on a 95'x176' lot; a single car detached garage; newer vinyl windows (except for two); block foundation; cellar; two water spickets; electric hot water heater; baseboard heat; city water and sewer.

2. 2026-04-22
   status Pending

   Show marketing remark (734 chars)

   Step into this open style ranch with a large living room and ample room for the dining table in the kitchen. The kitchen area has two ceiling fans, small closet that could be a pantry, and newer kitchen countertop. The laundry/mud room has an oversized closet for storage along with an exterior door to the back yard. The home offers 1,286 sq ft. : two bedrooms with hardwood flooring and one bath with tile flooring. Access the patio from the kitchen for all your outdoor grilling. In addition, the property has a front covered porch; on a 95'x176' lot; a single car detached garage; newer vinyl windows (except for two); block foundation; cellar; two water spickets; electric hot water heater; baseboard heat; city water and sewer.

3. 2026-03-31
   price $114,900 734-char remark

   Show marketing remark (734 chars)

   Step into this open style ranch with a large living room and ample room for the dining table in the kitchen. The kitchen area has two ceiling fans, small closet that could be a pantry, and newer kitchen countertop. The laundry/mud room has an oversized closet for storage along with an exterior door to the back yard. The home offers 1,286 sq ft. : two bedrooms with hardwood flooring and one bath with tile flooring. Access the patio from the kitchen for all your outdoor grilling. In addition, the property has a front covered porch; on a 95'x176' lot; a single car detached garage; newer vinyl windows (except for two); block foundation; cellar; two water spickets; electric hot water heater; baseboard heat; city water and sewer.

4. 2026-03-31
   price $114,900

   Show marketing remark (734 chars)

   Step into this open style ranch with a large living room and ample room for the dining table in the kitchen. The kitchen area has two ceiling fans, small closet that could be a pantry, and newer kitchen countertop. The laundry/mud room has an oversized closet for storage along with an exterior door to the back yard. The home offers 1,286 sq ft. : two bedrooms with hardwood flooring and one bath with tile flooring. Access the patio from the kitchen for all your outdoor grilling. In addition, the property has a front covered porch; on a 95'x176' lot; a single car detached garage; newer vinyl windows (except for two); block foundation; cellar; two water spickets; electric hot water heater; baseboard heat; city water and sewer.

5. 2025-11-11
   price $129,900 734-char remark

   Show marketing remark (734 chars)

   Step into this open style ranch with a large living room and ample room for the dining table in the kitchen. The kitchen area has two ceiling fans, small closet that could be a pantry, and newer kitchen countertop. The laundry/mud room has an oversized closet for storage along with an exterior door to the back yard. The home offers 1,286 sq ft. : two bedrooms with hardwood flooring and one bath with tile flooring. Access the patio from the kitchen for all your outdoor grilling. In addition, the property has a front covered porch; on a 95'x176' lot; a single car detached garage; newer vinyl windows (except for two); block foundation; cellar; two water spickets; electric hot water heater; baseboard heat; city water and sewer.

6. 2025-11-04
   price $129,900
7. 2025-10-06
   listed $139,900 Active 734-char remark

   Show marketing remark (734 chars)

   Step into this open style ranch with a large living room and ample room for the dining table in the kitchen. The kitchen area has two ceiling fans, small closet that could be a pantry, and newer kitchen countertop. The laundry/mud room has an oversized closet for storage along with an exterior door to the back yard. The home offers 1,286 sq ft. : two bedrooms with hardwood flooring and one bath with tile flooring. Access the patio from the kitchen for all your outdoor grilling. In addition, the property has a front covered porch; on a 95'x176' lot; a single car detached garage; newer vinyl windows (except for two); block foundation; cellar; two water spickets; electric hot water heater; baseboard heat; city water and sewer.

8. 2025-10-05
   listed $139,900 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: $557 · $46/mo
• Projected year-2 tax: $1,115 · $93/mo
• Expected delta: +$558/yr (+$46/mo · 100.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥107°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: $12,564
• − Mortgage interest: −$6,436
• − Property taxes: −$557
• − Insurance: −$574
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$3,343
• Taxable loss: −$357
• Est. tax savings @ 24.0%: +$86
• After-tax cash flow: $1,649/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: Braymer C-4
• NCES district ID: 2905820
• Math proficiency: 55% ▼ -5.00%
• Reading proficiency: 55% ▼ -5.00%
• Median HH income: $39,349
• Composite: 47.73/100
• National rank: #4905
• State rank: #71 of 535 in MO

Livability — Braymer

• Score: 56/100
• State rank: #692
• US rank: #22627

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Braymer, MO
• Population (ZIP): 1,488

Population outlook (Caldwell County) Hauer SSP2

• Today (2025): 8,255 people
• By 2030: 7,838 · -5.1%
• By 2040: 7,034 · -14.8%
• By 2050: 6,330 · -23.3%
• By 2075: 5,206 · -36.9%
• By 2100: 4,436 · -46.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4%
• Common ancestry: Slovak 4% Lithuanian 1% Iranian 1%
• Foreign-born: 0%
• Languages at home: 97% English-only · German/W. Germanic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Caldwell

• 2024 margin: Solid R (+61.3) · D 18.9% · R 80.2%
• 2008→2024 swing: -42.9pp toward R · 2008: -18.4pp · 2024: -61.3pp
• All cycles: 2024: R+61.3 2020: R+60.4 2016: R+55.6 2012: R+33.8 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.80%
• Current HPI: 371.6211
• 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

-17.9% since first listed

8 events — show timeline

• 2026-04-22 Pending — NECAR
• 2026-04-22 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-31 Price Changed $114,900 NECAR
• 2026-03-31 Price Changed $114,900 Heartland MLS as Distributed by MLS Grid
• 2025-11-11 Price Changed $129,900 NECAR
• 2025-11-04 Price Changed $129,900 Heartland MLS as Distributed by MLS Grid
• 2025-10-06 Listed $139,900 NECAR
• 2025-10-05 Listed $139,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.2%/yr

Latest (2025): $557 · +13.2% YoY. Source: county tax records.