304 E Sycamore St · Nevada, MO 64772

$85,000

2 bd · 1.0 ba · 1,292 sqft · SingleFamily public records · 86 Days on market

Built 1950 0.40 ac lot $66/sqft · 17% below area Est $102k · 17% under

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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 +26.8/30.0
• ARV discount +14.9/15.0
• DSCR +9.2/10.0
• 1% rule +6.3/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great chance for a good house for the money, don't miss it. Cute house, central heat & air & vinyl siding, you're off to a good start! Centrally located so it's quick access to city & school events. 2 bedroom, 1 1/2 bath, basement, nice sized lot. Currently rented.

Key facts

• Central heat
• Centrally located
• Quick access

Tags

• CENTRAL HEAT
• VINYL SIDING
• CENTRALLY LOCATED
• QUICK ACCESS

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($960 rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 5.0% in Nevada — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 59/100 on livability (#519 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools C-, crime F, amenities F.
• Nevada R-V (town): math 33% / reading 44% proficiency, ranked #180 of 324 in MO (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 104 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 57 units permitted in Vernon County in 2024 (38 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Vernon County population projected at -13% 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 $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($80k) 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 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 1950 — 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. 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: 1.13% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.69%
• DSCR: 1.52
• GRM: 7.4

CMA / ARV

• ARV (median comp): $101,837
• List price: $85,000
• Delta: -16.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 S Lynn St	0.08mi	2/2.0	1,370 (+6%)	5mo	$149,900	$109	78
524 W Cherry St	0.56mi	2/1.0	1,260 (-2%)	0mo	$144,999	$115	69
528 S Cedar St	0.22mi	2/1.0	1,168 (-10%)	6mo	$104,900	$90	69
419 W Cherry St	0.47mi	3/1.0 (+1)	1,224 (-5%)	0mo	$149,900	$122	64
229 S Main St	0.24mi	2/1.0	1,479 (+14%)	2mo	$24,900	$17	63
505 E Lee St	0.63mi	3/2.0 (+1)	1,288 (-0%)	3mo	$169,900	$132	58
520 W Hunter St	0.62mi	3/2.0 (+1)	1,265 (-2%)	3mo	$199,000	$157	56
503 E Locust St	0.44mi	2/1.5	1,418 (+10%)	6mo	$129,900	$92	56
600 W Hunter St	0.66mi	3/1.5 (+1)	1,339 (+4%)	4mo	$100,000	$75	53
627 W Cherry St	0.61mi	2/1.0	1,142 (-12%)	1mo	$89,900	$79	51
1020 S Adams St	0.67mi	3/2.0 (+1)	1,217 (-6%)	2mo	$190,000	$156	48
718 N Main St	0.74mi	2/1.0	1,098 (-15%)	1mo	$105,000	$96	40

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

Projected returns pro-forma

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

5-year hold

• IRR: 1.1%
• Equity multiple: 1.04×
• Total profit: $975
• Equity at exit: $12,674

10-year hold

• IRR: 10.7%
• Equity multiple: 1.83×
• Total profit: $19,776
• Equity at exit: $7,349

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 64772

• Active inventory: 104
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $960 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$45 /mo · $539/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $232

Break-even live

Break-even rent $666

Max offer price $85,000

Occupancy floor 71%

Sensitivity live

Price	-10% $280	-5% $256	+0% $232	+5% $208	+10% $184
Rent	-10% $156	-5% $194	+0% $232	+5% $270	+10% $308
Rate	-1.0pp $275	-0.5pp $254	base $232	+0.5pp $210	+1.0pp $187

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: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
317 E Hickory St Nevada, MO	3.0	1.0	1296	$1,050	$0.81	44d	1	0.54mi
404 E Ashland St Nevada, MO	2.0	1.0	1041	$875	$0.84	44d	1	0.65mi
926 W Sycamore St Nevada, MO	3.0	1.0	1100	$850	$0.77	44d	1	0.80mi
515 N Tower St Nevada, MO	3.0	1.0	1305	$1,025	$0.79	44d	1	1.19mi

Listing history 17 events

1. 2026-06-21
   days on market $85,000 Active 86 DOM
2. 2026-06-18
   days on market $85,000 Active 84 DOM
3. 2026-06-17
   days on market $85,000 Active 83 DOM
4. 2026-06-16
   days on market $85,000 Active 82 DOM
5. 2026-06-15
   days on market $85,000 Active 81 DOM
6. 2026-06-13
   days on market $85,000 Active 79 DOM
7. 2026-06-12
   days on market $85,000 Active 78 DOM
8. 2026-06-09
   days on market $85,000 Active 75 DOM
9. 2026-06-08
   days on market $85,000 Active 74 DOM
10. 2026-06-07
    days on market $85,000 Active 73 DOM
11. 2026-06-07
    status $85,000 Active 72 DOM
12. 2026-05-04
    status Pending 283-char remark

    Show marketing remark (283 chars)

    Great chance for a good house for the money, don't miss it. Cute house, central heat & air & vinyl siding, you're off to a good start! Centrally located so it's quick access to city & school events. 2 bedroom, 1 1/2 bath, basement, nice sized lot. Currently rented.

13. 2026-02-26
    status Active 283-char remark

    Show marketing remark (283 chars)

    Great chance for a good house for the money, don't miss it. Cute house, central heat & air & vinyl siding, you're off to a good start! Centrally located so it's quick access to city & school events. 2 bedroom, 1 1/2 bath, basement, nice sized lot. Currently rented.

14. 2026-02-24
    historical 283-char remark

    Show marketing remark (283 chars)

    Great chance for a good house for the money, don't miss it. Cute house, central heat & air & vinyl siding, you're off to a good start! Centrally located so it's quick access to city & school events. 2 bedroom, 1 1/2 bath, basement, nice sized lot. Currently rented.

15. 2026-02-18
    listed $85,000 Active 283-char remark

    Show marketing remark (283 chars)

    Great chance for a good house for the money, don't miss it. Cute house, central heat & air & vinyl siding, you're off to a good start! Centrally located so it's quick access to city & school events. 2 bedroom, 1 1/2 bath, basement, nice sized lot. Currently rented.

16. 1999-03-11
    soldstatus
17. 1992-12-01
    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: $539 · $45/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$285/yr (+$24/mo · 52.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,515
• − Mortgage interest: −$4,761
• − Property taxes: −$539
• − Insurance: −$425
• − Repairs & maintenance: −$921
• − Management: −$921
• − Depreciation: −$2,473
• Taxable income: $1,474
• Est. tax owed @ 24.0%: −$354
• After-tax cash flow: $2,429/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: Nevada R-V
• NCES district ID: 2921840
• Math proficiency: 33% ▼ -1.00%
• Reading proficiency: 44% ▼ -1.00%
• Median HH income: $38,804
• Composite: 32.14/100
• National rank: #5792
• State rank: #180 of 324 in MO

Livability — Nevada

• Score: 59/100
• State rank: #519
• US rank: #19644

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nevada, MO
• Population (ZIP): 12,930

Population outlook (Vernon County) Hauer SSP2

• Today (2025): 20,169 people
• By 2030: 19,639 · -2.6%
• By 2040: 18,551 · -8.0%
• By 2050: 17,549 · -13.0%
• By 2075: 15,314 · -24.1%
• By 2100: 13,132 · -34.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Black 1% Asian 1%
• Common ancestry: Italian 3% Portuguese 2% Romanian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Vernon

• 2024 margin: Solid R (+59.5) · D 19.8% · R 79.3%
• 2008→2024 swing: -37.5pp toward R · 2008: -22.0pp · 2024: -59.5pp
• All cycles: 2024: R+59.5 2020: R+57.2 2016: R+56.2 2012: R+37.3 2008: R+22.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.21%
• Current HPI: 150.7283
• 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

6 events — show timeline

• 2026-05-04 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-02-26 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-02-24 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-02-18 Listed $85,000 Heartland MLS as Distributed by MLS Grid
• 1999-03-11 Sold (Public Records) — Public Records
• 1992-12-01 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $539 · +12.4% YoY. Source: county tax records.