547 Harrison St · Brookfield, MO 64628

$24,900

2 bd · 1.0 ba · 892 sqft · SingleFamily public records · 315 Days on market

Built 1920 6,098 sqft lot $28/sqft · 57% below area

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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 +6.5/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 6,098 sq ft lot
• Built 1920
• Listed 314 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($847 rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.

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+, amenities F, commute 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.
• Zoned schools: Brookfield Elem. (math 47% / reading 47%, grade D-, #347 of 1,115 statewide, top 35%, 364 students, 50% FRL); Brookfield Middle (math 56% / reading 62%, grade B, #22 of 391 statewide, top 6%, 240 students, 48% FRL); Brookfield High (math 27% / reading 47%, grade F, #291 of 521 statewide, top 60%, 273 students, 38% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 43 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 $895 of equity ($172 loan paydown + $723 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

• It's been on market 315 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $4k; list at $25k implies a 522% 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 $21,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 315 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 1920 — 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. 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?
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: 3.40% ✓
• Cap rate: 31.24%
• Cash-on-cash: 89.11%
• DSCR: 4.96
• GRM: 2.5

CMA / ARV

• ARV (median comp): $57,290
• List price: $24,900
• Delta: -56.54%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
317 Macon St	0.74mi	2/1.0	906 (+2%)	1mo	$79,000	$87	62

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: 93.3%
• Equity multiple: 6.14×
• Total profit: $35,849
• Equity at exit: $11,064

10-year hold

• IRR: 92.9%
• Equity multiple: 12.70×
• Total profit: $81,567
• Equity at exit: $16,948

Cash invested: $6,972 (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: 43
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $847 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$10 /mo · $121/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $518

Break-even live

Break-even rent $191

Max offer price $24,900

Occupancy floor 34%

Sensitivity live

Price	-10% $532	-5% $525	+0% $518	+5% $511	+10% $504
Rent	-10% $451	-5% $484	+0% $518	+5% $551	+10% $585
Rate	-1.0pp $530	-0.5pp $524	base $518	+0.5pp $511	+1.0pp $505

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $24,900 Active 315 DOM
2. 2026-06-21
   days on market $24,900 Active 314 DOM
3. 2026-06-21
   days on market $24,900 Active 313 DOM
4. 2026-06-18
   days on market $24,900 Active 311 DOM
5. 2026-06-17
   days on market $24,900 Active 310 DOM
6. 2026-06-16
   days on market $24,900 Active 309 DOM
7. 2026-06-15
   days on market $24,900 Active 308 DOM
8. 2026-06-13
   days on market $24,900 Active 306 DOM
9. 2026-06-12
   days on market $24,900 Active 305 DOM
10. 2026-06-09
    days on market $24,900 Active 302 DOM
11. 2026-06-08
    days on market $24,900 Active 301 DOM
12. 2026-06-07
    days on market $24,900 Active 300 DOM
13. 2026-06-07
    days on market $24,900 Active 299 DOM
14. 2026-06-04
    days on market $24,900 Active 296 DOM
15. 2026-06-02
    days on market $24,900 Active 295 DOM
16. 2026-06-01
    days on market $24,900 Active 294 DOM
17. 2026-05-31
    days on market $24,900 Active 293 DOM
18. 2025-08-11
    listed $29,900 Active
19. 2021-09-24
    soldstatus
20. 2021-07-19
    soldstatus $4,000
21. 1999-05-06
    soldstatus $10,000

ⓘ 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: $121 · $10/mo
• Projected year-2 tax: $242 · $20/mo
• Expected delta: +$121/yr (+$10/mo · 99.6%)

ⓘ 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 ≥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: $10,158
• − Mortgage interest: −$1,395
• − Property taxes: −$121
• − Insurance: −$124
• − Repairs & maintenance: −$813
• − Management: −$813
• − Depreciation: −$724
• Taxable income: $6,168
• Est. tax owed @ 24.0%: −$1,480
• After-tax cash flow: $4,732/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

+199.0% since first listed

4 events — show timeline

• 2025-08-11 Listed $29,900 NECAR
• 2021-09-24 Sold (Public Records) — Public Records
• 2021-07-19 Sold (Public Records) $4,000 Public Records
• 1999-05-06 Sold (Public Records) $10,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $121 · +3.8% YoY. Source: county tax records.