210 S 2nd St · Browning, MO 64630

$47,000

2 bd · 1.0 ba · 1,038 sqft · SingleFamily public records · 722 Days on market

Built 1900 7,841 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0

Listing remarks MLS

Unlock the potential in this 1900s home. It's perfect for a first time home buyer that wants to do a little updating and make it theirs or for an investor looking for a rental. The 18x31 full concrete garage is a great workspace or to use for storage.

Key facts

• Full concrete garage
• Great workspace
• 7,841 sq ft lot

Tags

• FULL CONCRETE GARAGE
• GREAT WORKSPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $47k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($929 rent vs $47k).
• Recommended offer: $41k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 41/100 on livability (#985 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Linn County R-I (rural): math 40% / reading 50% proficiency, ranked #213 of 535 in MO (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 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 ($325 loan paydown + $2k appreciation (5.3% 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 (5.3% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 722 days — a 12% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $3k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $47k implies a 292% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $41,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 722 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 1900 — 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 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?
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: 1.98% ✓
• Cap rate: 17.20%
• Cash-on-cash: 38.94%
• DSCR: 2.73
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.8%
• Equity multiple: 3.95×
• Total profit: $38,820
• Equity at exit: $27,470

10-year hold

• IRR: 45.3%
• Equity multiple: 8.10×
• Total profit: $93,497
• Equity at exit: $48,116

Cash invested: $13,160 (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 64630

• Home prices YoY: 4.6%
• Active inventory: 4
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $929 medium
• Mortgage (P&I): −$246
• Tax from tax record: −$40 /mo · $486/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $427

Break-even live

Break-even rent $388

Max offer price $47,000

Occupancy floor 49%

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: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $47,000 Active 722 DOM
2. 2026-06-17
   days on market $47,000 Active 721 DOM
3. 2026-06-16
   days on market $47,000 Active 720 DOM
4. 2026-06-15
   days on market $47,000 Active 719 DOM
5. 2026-06-13
   days on market $47,000 Active 717 DOM
6. 2026-06-12
   days on market $47,000 Active 716 DOM
7. 2026-06-09
   days on market $47,000 Active 713 DOM
8. 2026-06-08
   days on market $47,000 Active 712 DOM
9. 2026-06-07
   days on market $47,000 Active 711 DOM
10. 2026-06-05
    days on market $47,000 Active 709 DOM
11. 2026-06-04
    days on market $47,000 Active 707 DOM
12. 2026-06-02
    days on market $47,000 Active 706 DOM
13. 2026-06-01
    days on market $47,000 Active 705 DOM
14. 2026-05-31
    days on market $47,000 Active 704 DOM
15. 2025-09-30
    price $47,000 251-char remark

    Show marketing remark (251 chars)

    Unlock the potential in this 1900s home. It's perfect for a first time home buyer that wants to do a little updating and make it theirs or for an investor looking for a rental. The 18x31 full concrete garage is a great workspace or to use for storage.

16. 2025-06-26
    status Active 251-char remark

    Show marketing remark (251 chars)

    Unlock the potential in this 1900s home. It's perfect for a first time home buyer that wants to do a little updating and make it theirs or for an investor looking for a rental. The 18x31 full concrete garage is a great workspace or to use for storage.

17. 2024-06-06
    listed $49,900 Active 251-char remark

    Show marketing remark (251 chars)

    Unlock the potential in this 1900s home. It's perfect for a first time home buyer that wants to do a little updating and make it theirs or for an investor looking for a rental. The 18x31 full concrete garage is a great workspace or to use for storage.

18. 2022-10-10
    price $39,900
19. 2022-06-24
    price $42,500
20. 2022-04-22
    listed $45,000 Active
21. 2005-10-11
    soldstatus $12,000
22. 2000-06-01
    soldstatus

ⓘ 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: $486 · $40/mo
• Projected year-2 tax: $486 · $40/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 15 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: $11,143
• − Mortgage interest: −$2,633
• − Property taxes: −$486
• − Insurance: −$235
• − Repairs & maintenance: −$891
• − Management: −$891
• − Depreciation: −$1,367
• Taxable income: $4,639
• Est. tax owed @ 24.0%: −$1,113
• After-tax cash flow: $4,011/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: Linn County R-I
• NCES district ID: 2906000
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $38,428
• Composite: 39.74/100
• National rank: #7995
• State rank: #213 of 535 in MO

Livability — Browning

• Score: 41/100
• State rank: #985
• US rank: #27113

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Browning, MO
• City population: 516
• Population (ZIP): 516

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% Hispanic / Latino 7% Two or more races 3%
• Common ancestry: Iranian 7% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▲ 5.29%
• Current HPI: 120.9102
• 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

+291.7% since first listed

8 events — show timeline

• 2025-09-30 Price Changed $47,000 NECAR
• 2025-06-26 Relisted — NECAR
• 2024-06-06 Listed $49,900 NECAR
• 2022-10-10 Price Changed $39,900 NECAR
• 2022-06-24 Price Changed $42,500 NECAR
• 2022-04-22 Listed $45,000 NECAR
• 2005-10-11 Sold (Public Records) $12,000 Public Records
• 2000-06-01 Sold (Public Records) — Public Records

Property tax history

+15.2%/yr

Latest (2025): $486 · +130.4% YoY. Source: county tax records.