6225 State Hwy A · Bragg City, MO 63827

$115,000

3 bd · 1.0 ba · 1,735 sqft · Other public records · 30 Days on market

Built 1960 2.00 ac lot

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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).

• Cash flow +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Appreciation +5.0/10.0
• 1% rule +4.8/10.0
• Schools +2.6/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Well maintained country home with acreage! These opportunities don't come up often in this area!! 3-bedroom 1 bath home located on 2 acres of land & surrounded by farmland! This well-maintained home has a lifetime of memories throughout the years with the original owners. It is the perfect place to start a new generation of memories and make your country living dreams a reality! The attic area has been converted into livable/ usable space! This bonus area would be great for a hobby room, storage, or a playroom. The pecan trees are a great way to generate extra revenue. The shop/barn has a new roof and has been very well maintained. Also includes a new Generac generator! call today to

Key facts

• Converted attic
• Shop barn
• Pecan trees

Tags

• 2 ACRES OF LAND
• CONVERTED ATTIC
• PECAN TREES
• SHOP BARN
• NEW ROOF
• NEW GENERAC GENERATOR

Property features AI

Exterior

• Parking: Detached or attached garage with space for 2 vehicles
• Utilities: Public water; Septic tank for sewer; Electricity connected (single phase, 220 volts available)
• Home design: Single-family residence; One and a half stories; Residential property
• Construction: Brick construction
• Exterior features: Property includes many trees; Approximately 2 acres

Interior

• Kitchen: Kitchen equipped with dishwasher, microwave, range and refrigerator
• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Other heating system; Window unit(s) for cooling
• Interior features: Dishwasher; Microwave; Range; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/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 $113k (2.1% below list).
• Recommended offer: $113k (2.1% below list) — sets the bar for 1% rule.

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, amenities 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.
• Zoned schools: H. Byron Masterson Elem. (451 students, 99% FRL); Kennett High (math 27% / reading 52%, grade F, #247 of 521 statewide, top 55%, 497 students, 99% FRL) — zoned schools average 99% FRL vs 67% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 ($795 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 $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,627 (2.1% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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?
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: 0.98% ✗
• Cap rate: 8.19%
• Cash-on-cash: 6.77%
• DSCR: 1.30
• GRM: 8.5

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: 13.8%
• Equity multiple: 1.79×
• Total profit: $25,380
• Equity at exit: $51,709

10-year hold

• IRR: 15.6%
• Equity multiple: 3.30×
• Total profit: $74,113
• Equity at exit: $79,690

Cash invested: $32,200 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,126 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$57 /mo · $687/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $182

Break-even live

Break-even rent $896

Max offer price $115,000

Occupancy floor 79%

Sensitivity live

Price	-10% $247	-5% $214	+0% $182	+5% $149	+10% $116
Rent	-10% $93	-5% $137	+0% $182	+5% $226	+10% $271
Rate	-1.0pp $239	-0.5pp $211	base $182	+0.5pp $152	+1.0pp $121

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $115,000 Active 30 DOM
2. 2026-06-21
   days on market $115,000 Active 29 DOM
3. 2026-06-18
   days on market $115,000 Active 27 DOM
4. 2026-06-17
   days on market $115,000 Active 26 DOM
5. 2026-06-16
   days on market $115,000 Active 25 DOM
6. 2026-06-15
   days on market $115,000 Active 24 DOM
7. 2026-06-13
   days on market $115,000 Active 22 DOM
8. 2026-06-12
   days on market $115,000 Active 21 DOM
9. 2026-06-09
   days on market $115,000 Active 18 DOM
10. 2026-06-08
    days on market $115,000 Active 17 DOM
11. 2026-06-07
    days on market $115,000 Active 16 DOM
12. 2026-06-05
    days on market $115,000 Active 14 DOM
13. 2026-06-04
    days on market $115,000 Active 12 DOM
14. 2026-06-02
    days on market $115,000 Active 11 DOM
15. 2026-06-01
    days on market $115,000 Active 10 DOM
16. 2026-05-31
    days on market $115,000 Active 9 DOM
17. 2026-05-22
    listed $115,000 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: $687 · $57/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$429/yr (+$36/mo · 62.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 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: $13,515
• − Mortgage interest: −$6,442
• − Property taxes: −$687
• − Insurance: −$575
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$3,345
• Taxable income: $304
• Est. tax owed @ 24.0%: −$73
• After-tax cash flow: $2,106/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

1 event — show timeline

• 2026-05-22 Listed $115,000 MARIS as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2025): $687 · +3.3% YoY. Source: county tax records.