101 S Jasper St · Brashear, MO 63533

$129,900

2 bd · 2.0 ba · 1,792 sqft · SingleFamily public records · 21 Days on market

Built 1920 10,152 sqft lot $72/sqft · 54% below area Est $189k · 31% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• Appreciation +5.8/10.0
• DSCR +4.4/10.0
• Schools +4.0/10.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Newly remodeled 2 bedroom, 2 bath home in Brashear MO waiting for you. New drywall & freshly painted, new metal roof, all new appliances, carpet and laminate flooring. Newer central air and forced gas furnace completes the package. Outside you will find an enormous yard for entertaining that is very flat and is located on a corner lot. Very close to city park and a wonderful school for the kids. Less than 10 minutes from Kirksville MO. THIS IS THE ONE!! Call Mark Hunolt at 660.341.0802 or Angela Hunolt at 660.341.0152 to set up your showing today!

Key facts

• Modern updates
• Double lot
• En-suite bathroom

Tags

• DOUBLE LOT
• EN-SUITE BATHROOM
• MODERN UPDATES
• FUNCTIONAL LAYOUT

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Residential property; Located in Original Town of Brashear
• Construction: Frame construction with vinyl siding
• Exterior features: Metal roof

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s)
• Interior features: Ceiling fans; Central air conditioning; Crawl space basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $30 ($362/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 $102k (21.2% below list).
• Recommended offer: $102k (21.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#527 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: employment D, crime F, amenities F.
• Adair County R-II (rural): math 50% / reading 40% proficiency, ranked #194 of 535 in MO (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 18 units permitted in Adair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($898 loan paydown + $2k appreciation (1.6% local appreciation)).
• At projected returns (1.6% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.
• Current owner paid $12k; list at $130k implies a 982% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $102,343 (21.2% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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?
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: 0.79% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 10.6

CMA / ARV

• ARV (median comp): $188,603
• List price: $129,900
• Delta: -31.13%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

1.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.22×
• Total profit: $8,003
• Equity at exit: $48,292

10-year hold

• IRR: 8.1%
• Equity multiple: 2.05×
• Total profit: $38,283
• Equity at exit: $67,346

Cash invested: $36,372 (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 63533

• Home prices YoY: 0.7%
• Active inventory: 6
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,023 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$43 /mo · $516/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $30

Break-even live

Break-even rent $985

Max offer price $129,900

Occupancy floor 92%

Sensitivity live

Price	-10% $104	-5% $67	+0% $30	+5% $-7	+10% $-43
Rent	-10% $-51	-5% $-10	+0% $30	+5% $71	+10% $111
Rate	-1.0pp $96	-0.5pp $63	base $30	+0.5pp $-3	+1.0pp $-38

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-18
   status Pending 471-char remark
2. 2026-04-27
   listed $129,900 Active 471-char remark
3. 2021-12-02
   soldstatus 559-char remark

   Show marketing remark (559 chars)

   Newly remodeled 2 bedroom, 2 bath home in Brashear MO waiting for you. New drywall & freshly painted, new metal roof, all new appliances, carpet and laminate flooring. Newer central air and forced gas furnace completes the package. Outside you will find an enormous yard for entertaining that is very flat and is located on a corner lot. Very close to city park and a wonderful school for the kids. Less than 10 minutes from Kirksville MO. THIS IS THE ONE!! Call Mark Hunolt at 660.341.0802 or Angela Hunolt at 660.341.0152 to set up your showing today!

4. 2021-10-21
   listed $89,700 559-char remark

   Show marketing remark (559 chars)

   Newly remodeled 2 bedroom, 2 bath home in Brashear MO waiting for you. New drywall & freshly painted, new metal roof, all new appliances, carpet and laminate flooring. Newer central air and forced gas furnace completes the package. Outside you will find an enormous yard for entertaining that is very flat and is located on a corner lot. Very close to city park and a wonderful school for the kids. Less than 10 minutes from Kirksville MO. THIS IS THE ONE!! Call Mark Hunolt at 660.341.0802 or Angela Hunolt at 660.341.0152 to set up your showing today!

5. 2021-02-26
   soldstatus

   Show marketing remark (321 chars)

   Fixer Upper! This 2 bedroom/2 bath home is located in the small town of Brashear, just minutes from Kirksville. Property consists of 2 lots with a detached one car garage. This property needs some TLC and is being sold AS IS! Call Mark Hunolt at 660.341.0802 or Angela Hunolt at 660.341.0152 to set up your showing today!

6. 2020-12-08
   listed $24,900

   Show marketing remark (321 chars)

   Fixer Upper! This 2 bedroom/2 bath home is located in the small town of Brashear, just minutes from Kirksville. Property consists of 2 lots with a detached one car garage. This property needs some TLC and is being sold AS IS! Call Mark Hunolt at 660.341.0802 or Angela Hunolt at 660.341.0152 to set up your showing today!

7. 2005-07-01
   soldstatus $12,000

ⓘ 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: $516 · $43/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$744/yr (+$62/mo · 144.3%)

ⓘ 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 · 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,281
• − Mortgage interest: −$7,276
• − Property taxes: −$516
• − Insurance: −$650
• − Repairs & maintenance: −$982
• − Management: −$982
• − Depreciation: −$3,779
• Taxable loss: −$1,905
• Est. tax savings @ 24.0%: +$457
• After-tax cash flow: $819/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: Adair County R-II
• NCES district ID: 2905790
• Math proficiency: 50% ▬ 0.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $44,621
• Composite: 40.37/100
• National rank: #7754
• State rank: #194 of 535 in MO

Livability — Brashear

• Score: 59/100
• State rank: #527
• US rank: #19833

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brashear, MO
• Population (ZIP): 1,092

Population outlook (Adair County) Hauer SSP2

• Today (2025): 25,570 people
• By 2030: 25,728 · +0.6%
• By 2040: 25,556 · -0.1%
• By 2050: 25,811 · +0.9%
• By 2075: 29,164 · +14.1%
• By 2100: 31,846 · +24.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Polish 6% Iranian 1%
• Languages at home: 89% English-only · German/W. Germanic 11%

Political lean MEDSL · Adair

• 2024 margin: Solid R (+33.6) · D 32.6% · R 66.2% · Other 1.3%
• 2008→2024 swing: -32.3pp toward R · 2008: -1.3pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+26.2 2016: R+24.9 2012: R+14.1 2008: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.58%
• Current HPI: 239.2519
• 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

+982.5% since first listed

8 events — show timeline

• 2026-06-04 Sold (MLS) — NECAR
• 2026-05-18 Pending — NECAR
• 2026-04-27 Listed $129,900 NECAR
• 2021-12-02 Sold (MLS) — NECAR
• 2021-10-21 Listed $89,700 NECAR
• 2021-02-26 Sold (MLS) — NECAR
• 2020-12-08 Listed $24,900 NECAR
• 2005-07-01 Sold (Public Records) $12,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $516 · +50.9% YoY. Source: county tax records.