10111 State Highway A · Bragg City, MO 63827

$109,900

4 bd · 2.0 ba · 2,024 sqft · Other public records · 141 Days on market

Built 1940 0.56 ac lot ↓ 26% 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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Appreciation +5.0/10.0
• Schools +2.6/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Here is a 3-bedroom, 2 bath home offering 2,024 sq ft +/- with detached garage located in bottom land near multiple well-known waterfowl hunting areas. Several flooded fields are located nearby, making this property a strong option for a duck hunting cabin, seasonal retreat, or investment rental! The home is being sold as is and provides ample potential for renovation or customization to suit your vision! Spacious layout allows flexibility for group accommodations, storage, or gear setup. Ideal for investors, hunters, or buyers looking for property with unique recreational potential. This is a prime location for waterfowl activity and being offered under appraised value!

Key facts

• Investment rental
• Spacious layout
• Detached garage

Tags

• DETACHED GARAGE
• SPACIOUS LAYOUT
• INVESTMENT RENTAL
• AMPLE POTENTIAL FOR RENOVATION
• UNIQUE RECREATIONAL POTENTIAL

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#847 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, employment D, schools F.
• Kennett 39 (town): math 28% / reading 36% proficiency, ranked #262 of 324 in MO (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 3 active listings in the ZIP; 17 units permitted in Pemiscot County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($760 loan paydown + $3k appreciation (3.0% local appreciation)).
• Pemiscot County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.14% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.55%
• DSCR: 1.56
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 13.7%
• Equity multiple: 1.78×
• Total profit: $24,107
• Equity at exit: $49,416

10-year hold

• IRR: 15.6%
• Equity multiple: 3.30×
• Total profit: $70,757
• Equity at exit: $76,156

Cash invested: $30,772 (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 63827

• Active inventory: 3
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,251 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$44 /mo · $533/yr
• Insurance: −$46
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $170

Break-even live

Break-even rent $1,036

Max offer price $109,900

Occupancy floor 81%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $109,900 Active 141 DOM
2. 2026-06-17
   days on market $109,900 Active 140 DOM
3. 2026-06-16
   days on market $109,900 Active 139 DOM
4. 2026-06-15
   days on market $109,900 Active 138 DOM
5. 2026-06-13
   days on market $109,900 Active 136 DOM
6. 2026-06-12
   days on market $109,900 Active 135 DOM
7. 2026-06-09
   days on market $109,900 Active 132 DOM
8. 2026-06-08
   days on market $109,900 Active 131 DOM
9. 2026-06-07
   days on market $109,900 Active 130 DOM
10. 2026-06-05
    days on market $109,900 Active 128 DOM
11. 2026-06-04
    days on market $109,900 Active 126 DOM
12. 2026-06-02
    pricedays on market $109,900 Active 125 DOM
13. 2026-06-01
    days on market $114,900 Active 124 DOM
14. 2026-05-31
    days on market $114,900 Active 123 DOM
15. 2026-05-19
    price $114,900 679-char remark

    Show marketing remark (679 chars)

    Here is a 3-bedroom, 2 bath home offering 2,024 sq ft +/- with detached garage located in bottom land near multiple well-known waterfowl hunting areas. Several flooded fields are located nearby, making this property a strong option for a duck hunting cabin, seasonal retreat, or investment rental! The home is being sold as is and provides ample potential for renovation or customization to suit your vision! Spacious layout allows flexibility for group accommodations, storage, or gear setup. Ideal for investors, hunters, or buyers looking for property with unique recreational potential. This is a prime location for waterfowl activity and being offered under appraised value!

16. 2026-04-27
    price $119,900 679-char remark

    Show marketing remark (679 chars)

    Here is a 3-bedroom, 2 bath home offering 2,024 sq ft +/- with detached garage located in bottom land near multiple well-known waterfowl hunting areas. Several flooded fields are located nearby, making this property a strong option for a duck hunting cabin, seasonal retreat, or investment rental! The home is being sold as is and provides ample potential for renovation or customization to suit your vision! Spacious layout allows flexibility for group accommodations, storage, or gear setup. Ideal for investors, hunters, or buyers looking for property with unique recreational potential. This is a prime location for waterfowl activity and being offered under appraised value!

17. 2026-03-25
    price $124,900 679-char remark

    Show marketing remark (679 chars)

    Here is a 3-bedroom, 2 bath home offering 2,024 sq ft +/- with detached garage located in bottom land near multiple well-known waterfowl hunting areas. Several flooded fields are located nearby, making this property a strong option for a duck hunting cabin, seasonal retreat, or investment rental! The home is being sold as is and provides ample potential for renovation or customization to suit your vision! Spacious layout allows flexibility for group accommodations, storage, or gear setup. Ideal for investors, hunters, or buyers looking for property with unique recreational potential. This is a prime location for waterfowl activity and being offered under appraised value!

18. 2026-03-10
    price $129,900 679-char remark

    Show marketing remark (679 chars)

    Here is a 3-bedroom, 2 bath home offering 2,024 sq ft +/- with detached garage located in bottom land near multiple well-known waterfowl hunting areas. Several flooded fields are located nearby, making this property a strong option for a duck hunting cabin, seasonal retreat, or investment rental! The home is being sold as is and provides ample potential for renovation or customization to suit your vision! Spacious layout allows flexibility for group accommodations, storage, or gear setup. Ideal for investors, hunters, or buyers looking for property with unique recreational potential. This is a prime location for waterfowl activity and being offered under appraised value!

19. 2026-01-28
    listed $134,900 Active 679-char remark

    Show marketing remark (679 chars)

    Here is a 3-bedroom, 2 bath home offering 2,024 sq ft +/- with detached garage located in bottom land near multiple well-known waterfowl hunting areas. Several flooded fields are located nearby, making this property a strong option for a duck hunting cabin, seasonal retreat, or investment rental! The home is being sold as is and provides ample potential for renovation or customization to suit your vision! Spacious layout allows flexibility for group accommodations, storage, or gear setup. Ideal for investors, hunters, or buyers looking for property with unique recreational potential. This is a prime location for waterfowl activity and being offered under appraised value!

20. 2025-10-14
    price $145,900
21. 2025-07-16
    listed $155,000 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: $533 · $44/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$533/yr (+$44/mo · 100.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AH · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,013
• − Mortgage interest: −$6,156
• − Property taxes: −$533
• − Insurance: −$2,374
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$3,197
• Taxable income: $351
• Est. tax owed @ 24.0%: −$84
• After-tax cash flow: $1,953/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: Kennett 39
• NCES district ID: 2916500
• Math proficiency: 28% ▼ -16.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $32,065
• Composite: 26.12/100
• National rank: #7284
• State rank: #262 of 324 in MO

Livability — Bragg City

• Score: 52/100
• State rank: #847
• US rank: #24727

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 538

Population outlook (Pemiscot County) Hauer SSP2

• Today (2025): 15,803 people
• By 2030: 14,934 · -5.5%
• By 2040: 13,246 · -16.2%
• By 2050: 11,669 · -26.2%
• By 2075: 8,426 · -46.7%
• By 2100: 6,057 · -61.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 30% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 4% Lithuanian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Pemiscot

• 2024 margin: Solid R (+49.1) · D 25.3% · R 74.3%
• 2008→2024 swing: -35.9pp toward R · 2008: -13.1pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+44.6 2016: R+33.5 2012: R+14.6 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-25.9% since first listed

7 events — show timeline

• 2026-05-19 Price Changed $114,900 MARIS as Distributed by MLS Grid
• 2026-04-27 Price Changed $119,900 MARIS as Distributed by MLS Grid
• 2026-03-25 Price Changed $124,900 MARIS as Distributed by MLS Grid
• 2026-03-10 Price Changed $129,900 MARIS as Distributed by MLS Grid
• 2026-01-28 Listed $134,900 MARIS as Distributed by MLS Grid
• 2025-10-14 Price Changed $145,900 MARIS as Distributed by MLS Grid
• 2025-07-16 Listed $155,000 MARIS as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2025): $533 · +3.3% YoY. Source: county tax records.