117 E Clark St · Brookfield, MO 64628

$28,500

2 bd · 1.0 ba · 1,251 sqft · SingleFamily public records · 90 Days on market

Built 1925 7,013 sqft lot $23/sqft · 64% below area

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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
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Attention investors and renovation enthusiasts — this is the opportunity you've been waiting for! This 2-bedroom, 1-bath property is brimming with potential and ready for your vision. Whether you're looking to flip, rent, or build equity with a full renovation, the bones are here and the price reflects the opportunity. Bring your contractor and your creativity — with the right improvements, this home could be a standout in the neighborhood. Don't miss your chance to add a solid asset to your portfolio at an attractive entry price point!

Key facts

• 7,013 sq ft lot
• Built 1925
• Listed 90 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $634 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $27k (6.0% below list) — sets the bar for market timing.

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 $1k of equity ($197 loan paydown + $828 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $9k; list at $28k implies a 217% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $26,790 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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 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?
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: 3.62% ✓
• Cap rate: 32.98%
• Cash-on-cash: 95.32%
• DSCR: 5.24
• GRM: 2.3

CMA / ARV

• ARV (median comp): $79,000
• List price: $28,500
• Delta: -63.92%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Market St	0.10mi	2/1.0	1,067 (-15%)	10mo	$34,900	$33	63

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 99.5%
• Equity multiple: 6.47×
• Total profit: $43,669
• Equity at exit: $12,663

10-year hold

• IRR: 99.1%
• Equity multiple: 13.41×
• Total profit: $99,069
• Equity at exit: $19,399

Cash invested: $7,980 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,032 medium
• Mortgage (P&I): −$149
• Tax from tax record: −$20 /mo · $243/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $634

Break-even live

Break-even rent $230

Max offer price $28,500

Occupancy floor 34%

Sensitivity live

Price	-10% $650	-5% $642	+0% $634	+5% $626	+10% $618
Rent	-10% $552	-5% $593	+0% $634	+5% $675	+10% $715
Rate	-1.0pp $648	-0.5pp $641	base $634	+0.5pp $626	+1.0pp $619

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: $7,125
• Closing costs: $855
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $28,500 Active 90 DOM
2. 2026-06-18
   days on market $28,500 Active 88 DOM
3. 2026-06-17
   days on market $28,500 Active 87 DOM
4. 2026-06-16
   days on market $28,500 Active 86 DOM
5. 2026-06-15
   days on market $28,500 Active 85 DOM
6. 2026-06-13
   days on market $28,500 Active 83 DOM
7. 2026-06-12
   days on market $28,500 Active 82 DOM
8. 2026-06-09
   days on market $28,500 Active 79 DOM
9. 2026-06-08
   days on market $28,500 Active 78 DOM
10. 2026-06-07
    days on market $28,500 Active 77 DOM
11. 2026-06-07
    days on market $28,500 Active 76 DOM
12. 2026-06-04
    days on market $28,500 Active 73 DOM
13. 2026-06-02
    days on market $28,500 Active 72 DOM
14. 2026-06-01
    days on market $28,500 Active 71 DOM
15. 2026-05-31
    days on market $28,500 Active 70 DOM
16. 2026-03-22
    listed $28,500 Active 554-char remark

    Show marketing remark (554 chars)

    Attention investors and renovation enthusiasts — this is the opportunity you've been waiting for! This 2-bedroom, 1-bath property is brimming with potential and ready for your vision. Whether you're looking to flip, rent, or build equity with a full renovation, the bones are here and the price reflects the opportunity. Bring your contractor and your creativity — with the right improvements, this home could be a standout in the neighborhood. Don't miss your chance to add a solid asset to your portfolio at an attractive entry price point!

17. 2019-05-10
    soldstatus
18. 2008-07-01
    soldstatus $9,000
19. 2007-05-21
    soldstatus
20. 1983-03-28
    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: $243 · $20/mo
• Projected year-2 tax: $276 · $23/mo
• Expected delta: +$33/yr (+$3/mo · 13.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 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: $12,387
• − Mortgage interest: −$1,596
• − Property taxes: −$243
• − Insurance: −$142
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$829
• Taxable income: $7,594
• Est. tax owed @ 24.0%: −$1,823
• After-tax cash flow: $5,784/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: 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

+216.7% since first listed

5 events — show timeline

• 2026-03-22 Listed $28,500 Heartland MLS as Distributed by MLS Grid
• 2019-05-10 Sold (Public Records) — Public Records
• 2008-07-01 Sold (Public Records) $9,000 Public Records
• 2007-05-21 Sold (Public Records) — Public Records
• 1983-03-28 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $243 · +4.2% YoY. Source: county tax records.