816 Mcgowan St · Brookfield, MO 64628

$77,000

3 bd · 2.0 ba · 1,352 sqft · Manufactured public records · 6 Days on market

Built 1998 Good condition 6,000 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Schools +4.2/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

3BR-2BA-This home is situated on a corner lot with great curb appeal! Offers updated landscaping, metal roof and back deck. Inside is a bright open concept layout connecting to the kitchen and dining area. Abundant kitchen cabinetry, generous cabinet space, a center peninsula with seating and updated flooring throughout. Master bath included a walk-in shower, and oversized soaking tub. Natural paint tones and well-kept finishes make this home move in ready! This home combines affordability, space, and practicality all in one package! Call Tammy Amer to view this home 660-734-2029.

Key facts

• Metal roof
• Updated landscaping
• Back deck

Tags

• CORNER LOT
• UPDATED LANDSCAPING
• METAL ROOF
• BACK DECK
• OPEN CONCEPT LAYOUT
• ABUNDANT KITCHEN CABINETRY

Property features AI

Finance

• Other: Lot size approximately 6,000 square feet
• HOA & community: No association fees; No community maintenance provided

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence (manufactured home); One-story / main-level living; Facing: not specified
• Construction: Block and vinyl siding exterior; Metal roof; Crawl space and other basement features; Built approximately 21–30 years ago
• Exterior features: Deck; Fenced yard (other); Property within city limits; Publicly maintained road

Interior

• Kitchen: Refrigerator; Electric range
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Forced air heating; Hot water heating; Electric cooling
• Interior features: Ceiling exhaust fan; Other floor plan features
• Laundry & utility: Laundry on the main level off the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $77k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).

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+, schools D, amenities 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.
• Market conditions: 41 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 $3k of equity ($532 loan paydown + $2k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.

Recommended offer $77,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.41% ✓
• Cap rate: 12.22%
• Cash-on-cash: 21.18%
• DSCR: 1.94
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.2%
• Equity multiple: 2.54×
• Total profit: $33,107
• Equity at exit: $34,213

10-year hold

• IRR: 27.9%
• Equity multiple: 4.91×
• Total profit: $84,365
• Equity at exit: $52,411

Cash invested: $21,560 (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: 41
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,087 medium
• Mortgage (P&I): −$404
• Tax from tax record: −$42 /mo · $506/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $380

Break-even live

Break-even rent $605

Max offer price $77,000

Occupancy floor 60%

Sensitivity live

Price	-10% $424	-5% $402	+0% $380	+5% $359	+10% $337
Rent	-10% $295	-5% $338	+0% $380	+5% $423	+10% $466
Rate	-1.0pp $419	-0.5pp $400	base $380	+0.5pp $361	+1.0pp $340

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-04
   statusdays on market $77,000 Pending 6 DOM
2. 2026-06-02
   days on market $77,000 Active 5 DOM
3. 2026-06-01
   days on market $77,000 Active 4 DOM
4. 2026-05-31
   days on market $77,000 Active 3 DOM
5. 2026-05-27
   listed $77,000 Active 587-char remark

   Show marketing remark (587 chars)

   3BR-2BA-This home is situated on a corner lot with great curb appeal! Offers updated landscaping, metal roof and back deck. Inside is a bright open concept layout connecting to the kitchen and dining area. Abundant kitchen cabinetry, generous cabinet space, a center peninsula with seating and updated flooring throughout. Master bath included a walk-in shower, and oversized soaking tub. Natural paint tones and well-kept finishes make this home move in ready! This home combines affordability, space, and practicality all in one package! Call Tammy Amer to view this home 660-734-2029.

6. 2026-05-27
   listed $77,000 Active

   Show marketing remark (587 chars)

   3BR-2BA-This home is situated on a corner lot with great curb appeal! Offers updated landscaping, metal roof and back deck. Inside is a bright open concept layout connecting to the kitchen and dining area. Abundant kitchen cabinetry, generous cabinet space, a center peninsula with seating and updated flooring throughout. Master bath included a walk-in shower, and oversized soaking tub. Natural paint tones and well-kept finishes make this home move in ready! This home combines affordability, space, and practicality all in one package! Call Tammy Amer to view this home 660-734-2029.

7. 2024-03-15
   soldstatus Closed 134-char remark

   Show marketing remark (134 chars)

   New listing! Investment or residential living. Offers 3 Bedroom, 2 Full Bath. 1,352 sq ft. Currently occupied by tenant. Brookfield MO

8. 2024-01-02
   status Active 134-char remark

   Show marketing remark (134 chars)

   New listing! Investment or residential living. Offers 3 Bedroom, 2 Full Bath. 1,352 sq ft. Currently occupied by tenant. Brookfield MO

9. 2023-10-27
   listed $60,000 Active 134-char remark

   Show marketing remark (134 chars)

   New listing! Investment or residential living. Offers 3 Bedroom, 2 Full Bath. 1,352 sq ft. Currently occupied by tenant. Brookfield MO

ⓘ 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: $506 · $42/mo
• Projected year-2 tax: $747 · $62/mo
• Expected delta: +$240/yr (+$20/mo · 47.5%)

ⓘ 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 3/10 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: $13,041
• − Mortgage interest: −$4,313
• − Property taxes: −$506
• − Insurance: −$385
• − Repairs & maintenance: −$1,043
• − Management: −$1,043
• − Depreciation: −$2,240
• Taxable income: $3,510
• Est. tax owed @ 24.0%: −$842
• After-tax cash flow: $3,723/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This home is move-in ready with updated kitchen and bathrooms, metal roof, and updated landscaping. It offers a good condition and a good investment opportunity.

Value-add opportunities

• Both painting interior walls — neutral paint tones
• Both upgrading kitchen appliances — updated appliances
• Both upgrading bathroom fixtures — updated fixtures
• Both upgrading flooring in kitchen and dining area — updated flooring

Renovation cost estimate screening

Value-add ROI direction

• Both painting interior walls — neutral paint tones ↑
• Both upgrading kitchen appliances — updated appliances ↑
• Both upgrading bathroom fixtures — updated fixtures ↑
• Both upgrading flooring in kitchen and dining area — updated flooring ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+28.3% since first listed

5 events — show timeline

• 2026-05-27 Listed $77,000 NECAR
• 2026-05-27 Listed $77,000 Heartland MLS as Distributed by MLS Grid
• 2024-03-15 Sold (MLS) — NECAR
• 2024-01-02 Relisted — NECAR
• 2023-10-27 Listed $60,000 NECAR

Property tax history

+4.6%/yr

Latest (2025): $506 · +4.6% YoY. Source: county tax records.