205 N Maple St · Bragg City, MO 63827

$50,000

2 bd · 1.0 ba · 1,024 sqft · Other public records · 104 Days on market

Built 1940 0.79 ac lot $49/sqft · 23% below area Est $65k · 23% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This 2 bedroom, 1 bath home located in Bragg City is perfect for investors or buyers looking to add their personal touch. It's situated on a spacious 0.79 acre lot and features a detached 2 car garage. With nearly an acre of land, the possibilities are endless. Don't miss this opportunity to transfer this property into your ideal home or investment property!

Key facts

• 0.79 acre lot
• 2 garage spots
• Built 1940

Tags

• SPACIOUS 0.79 ACRE LOT
• DETACHED 2 CAR GARAGE
• NEARLY AN ACRE OF LAND

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($924 rent vs $50k).
• Recommended offer: $46k (9.0% 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 $2k of equity ($346 loan paydown + $2k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.85% ✓
• Cap rate: 16.24%
• Cash-on-cash: 35.51%
• DSCR: 2.58
• GRM: 4.5

CMA / ARV

• ARV (median comp): $65,000
• List price: $50,000
• Delta: -23.08%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 41.1%
• Equity multiple: 3.31×
• Total profit: $32,406
• Equity at exit: $22,482

10-year hold

• IRR: 41.0%
• Equity multiple: 6.60×
• Total profit: $78,383
• Equity at exit: $34,648

Cash invested: $14,000 (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: 4.5×

Monthly cashflow live

• Estimated rent: $924 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$32 /mo · $388/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $414

Break-even live

Break-even rent $399

Max offer price $50,000

Occupancy floor 50%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $50,000 Active 104 DOM
2. 2026-06-17
   days on market $50,000 Active 103 DOM
3. 2026-06-16
   days on market $50,000 Active 102 DOM
4. 2026-06-15
   days on market $50,000 Active 101 DOM
5. 2026-06-13
   days on market $50,000 Active 99 DOM
6. 2026-06-12
   days on market $50,000 Active 98 DOM
7. 2026-06-09
   days on market $50,000 Active 95 DOM
8. 2026-06-08
   days on market $50,000 Active 94 DOM
9. 2026-06-07
   days on market $50,000 Active 93 DOM
10. 2026-06-05
    days on market $50,000 Active 91 DOM
11. 2026-06-04
    days on market $50,000 Active 89 DOM
12. 2026-06-02
    days on market $50,000 Active 88 DOM
13. 2026-06-01
    days on market $50,000 Active 87 DOM
14. 2026-05-31
    days on market $50,000 Active 86 DOM
15. 2026-05-04
    price $50,000 363-char remark

    Show marketing remark (363 chars)

    This 2 bedroom, 1 bath home located in Bragg City is perfect for investors or buyers looking to add their personal touch. It's situated on a spacious 0.79 acre lot and features a detached 2 car garage. With nearly an acre of land, the possibilities are endless. Don't miss this opportunity to transfer this property into your ideal home or investment property!

16. 2026-03-06
    listed $55,000 Active 363-char remark

    Show marketing remark (363 chars)

    This 2 bedroom, 1 bath home located in Bragg City is perfect for investors or buyers looking to add their personal touch. It's situated on a spacious 0.79 acre lot and features a detached 2 car garage. With nearly an acre of land, the possibilities are endless. Don't miss this opportunity to transfer this property into your ideal home or investment property!

17. 2024-03-15
    soldstatus Closed 111-char remark

    Show marketing remark (111 chars)

    2 bedroom, 1 bath home located in Bragg City. Home has 2 car detached garage & shop. Call for your showing.

18. 2024-01-23
    status Pending 111-char remark

    Show marketing remark (111 chars)

    2 bedroom, 1 bath home located in Bragg City. Home has 2 car detached garage & shop. Call for your showing.

19. 2023-11-30
    price $29,900 111-char remark

    Show marketing remark (111 chars)

    2 bedroom, 1 bath home located in Bragg City. Home has 2 car detached garage & shop. Call for your showing.

20. 2023-10-31
    listed $34,900 Active 111-char remark

    Show marketing remark (111 chars)

    2 bedroom, 1 bath home located in Bragg City. Home has 2 car detached garage & shop. Call for your showing.

21. 2015-12-22
    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: $388 · $32/mo
• Projected year-2 tax: $485 · $40/mo
• Expected delta: +$97/yr (+$8/mo · 24.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 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 8% 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: $11,084
• − Mortgage interest: −$2,801
• − Property taxes: −$388
• − Insurance: −$250
• − Repairs & maintenance: −$887
• − Management: −$887
• − Depreciation: −$1,455
• Taxable income: $4,417
• Est. tax owed @ 24.0%: −$1,060
• After-tax cash flow: $3,912/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

• Census place: Bragg City, MO
• 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

+43.3% since first listed

7 events — show timeline

• 2026-05-04 Price Changed $50,000 MARIS as Distributed by MLS Grid
• 2026-03-06 Listed $55,000 MARIS as Distributed by MLS Grid
• 2024-03-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-01-23 Pending — MARIS as Distributed by MLS Grid
• 2023-11-30 Price Changed $29,900 MARIS as Distributed by MLS Grid
• 2023-10-31 Listed $34,900 MARIS as Distributed by MLS Grid
• 2015-12-22 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $388 · +3.2% YoY. Source: county tax records.