340 W Wisconsin St · Breckenridge, MO 64625

$85,000

2 bd · 1.0 ba · 1,134 sqft · Other public records · 59 Days on market

Built 1945 0.28 ac lot $75/sqft · at area comps Est $82k · at est.

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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 +28.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +6.7/10.0
• ARV discount +5.7/15.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Enjoy the best of small town living with this cozy 2 bedroom, 1 bath home situated on a spacious -acre lot. Nestled in a peaceful setting, this property offers the feel of country living while still being part of a welcoming rural community. Plenty of outdoor space provides room to relax, garden, or entertain. Whether you're looking for a starter home, investment property, or a place to slow down and enjoy the simple life, this home is full of potential and charm. Don't miss your chance to own a little slice of the countryside!

Key facts

• Country living
• Spacious lot
• Outdoor space

Tags

• SPACIOUS LOT
• OUTDOOR SPACE
• COUNTRY LIVING
• RURAL COMMUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($998 rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#796 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools F, crime F, amenities F.
• Breckenridge R-I (rural): math 11% / reading 40% proficiency, ranked #488 of 535 in MO (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 5 active listings in the ZIP; 53 units permitted in Caldwell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($588 loan paydown + $8k appreciation (10.0% local appreciation)).
• Caldwell County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.17% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.40%
• DSCR: 1.60
• GRM: 7.1

CMA / ARV

• ARV (median comp): $81,678
• List price: $85,000
• Delta: 4.07%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.1%
• Equity multiple: 3.66×
• Total profit: $63,190
• Equity at exit: $76,575

10-year hold

• IRR: 29.4%
• Equity multiple: 8.26×
• Total profit: $172,728
• Equity at exit: $165,136

Cash invested: $23,800 (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 64625

• Home prices YoY: 2.5%
• Active inventory: 5
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $998 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$42 /mo · $499/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $266

Break-even live

Break-even rent $662

Max offer price $85,000

Occupancy floor 68%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $85,000 Active 59 DOM
2. 2026-06-17
   days on market $85,000 Active 58 DOM
3. 2026-06-16
   days on market $85,000 Active 57 DOM
4. 2026-06-15
   days on market $85,000 Active 56 DOM
5. 2026-06-13
   days on market $85,000 Active 54 DOM
6. 2026-06-12
   days on market $85,000 Active 53 DOM
7. 2026-06-09
   days on market $85,000 Active 50 DOM
8. 2026-06-08
   days on market $85,000 Active 49 DOM
9. 2026-06-07
   days on market $85,000 Active 48 DOM
10. 2026-06-05
    days on market $85,000 Active 46 DOM
11. 2026-06-04
    days on market $85,000 Active 44 DOM
12. 2026-06-02
    days on market $85,000 Active 43 DOM
13. 2026-06-01
    days on market $85,000 Active 42 DOM
14. 2026-05-31
    days on market $85,000 Active 41 DOM
15. 2026-04-21
    listed $85,000 Active 533-char remark

    Show marketing remark (533 chars)

    Enjoy the best of small town living with this cozy 2 bedroom, 1 bath home situated on a spacious -acre lot. Nestled in a peaceful setting, this property offers the feel of country living while still being part of a welcoming rural community. Plenty of outdoor space provides room to relax, garden, or entertain. Whether you're looking for a starter home, investment property, or a place to slow down and enjoy the simple life, this home is full of potential and charm. Don't miss your chance to own a little slice of the countryside!

16. 2026-04-20
    listed $85,000 Active 547-char remark

    Show marketing remark (547 chars)

    Enjoy the best of small town living with this cozy 2 bedroom, 1 bath home situated on a spacious ¼-acre lot. Nestled in a peaceful setting, this property offers the feel of country living while still being part of a welcoming rural community. Plenty of outdoor space provides room to relax, garden, or entertain. Whether you're looking for a starter home, investment property, or a place to slow down and enjoy the simple life, this home is full of potential and charm. Don’t miss your chance to own a little slice of the countryside!

17. 2018-05-22
    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: $499 · $42/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$326/yr (+$27/mo · 65.3%)

ⓘ 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 ≥107°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: $11,976
• − Mortgage interest: −$4,761
• − Property taxes: −$499
• − Insurance: −$425
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$2,473
• Taxable income: $1,902
• Est. tax owed @ 24.0%: −$456
• After-tax cash flow: $2,732/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: Breckenridge R-I
• NCES district ID: 2905850
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 40% ▲ 19.00%
• Median HH income: $37,511
• Composite: 24.25/100
• National rank: #13130
• State rank: #488 of 535 in MO

Livability — Breckenridge

• Score: 54/100
• State rank: #796
• US rank: #24091

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Breckenridge, MO
• Population (ZIP): 800

Population outlook (Caldwell County) Hauer SSP2

• Today (2025): 8,255 people
• By 2030: 7,838 · -5.1%
• By 2040: 7,034 · -14.8%
• By 2050: 6,330 · -23.3%
• By 2075: 5,206 · -36.9%
• By 2100: 4,436 · -46.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3% Native American 2%
• Common ancestry: Lithuanian 1% Iranian 1% Serbian 1%
• Foreign-born: 0% · Canada
• Languages at home: 94% English-only · German/W. Germanic 5% Spanish 1%

Political lean MEDSL · Caldwell

• 2024 margin: Solid R (+61.3) · D 18.9% · R 80.2%
• 2008→2024 swing: -42.9pp toward R · 2008: -18.4pp · 2024: -61.3pp
• All cycles: 2024: R+61.3 2020: R+60.4 2016: R+55.6 2012: R+33.8 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.59%
• Current HPI: 439.9032
• 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

+0.0% since first listed

3 events — show timeline

• 2026-04-21 Listed $85,000 NECAR
• 2026-04-20 Listed $85,000 Heartland MLS as Distributed by MLS Grid
• 2018-05-22 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $499 · +10.1% YoY. Source: county tax records.