528 E Allison St · Nevada, MO 64772

$100,000

3 bd · 2.0 ba · 1,448 sqft · SingleFamily public records · 245 Days on market

Built 1900 7,405 sqft lot $69/sqft · 25% below area Est $133k · 25% under

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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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +4.8/10.0
• 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

:Home For Sale Nevada Mo Welcome to this character-filled home in Nevada MO. Built around 1900, this 4-bedroom, 2-bath traditional residence spans approximately 1,448 sq ft. Inside, the layout flows nicely between the living room, dining area, and kitchen, while upstairs you'll find three well-sized bedrooms and a full bath. Home For Sale Vernon County Mo Located in Nevada MO this home offers, a ample backyard giving the opportunity for outdoor living, gardening, or entertaining. With its sizable lot, this property has both presence and potential. This home is listed as a ''fixer-upper, '' so it's perfect for buyers looking to invest sweat equity. The home is currently rented for $850.00 per month. Priced to reflect its condition, this is a rare opportunity to bring new life to a vintage home in Nevada, MO.

Key facts

• Ample backyard
• Vintage home
• Sizable lot

Tags

• AMPLE BACKYARD
• SIZABLE LOT
• OUTDOOR LIVING
• VINTAGE HOME

🏷️ Possibly a rental listed for sale. The $100,000 price doesn't fit this home's estimated sale value (~$133,300) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $163 ($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 $98k (2.3% below list).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.9% 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 44d 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 $691 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.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago 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.
• Current owner paid $52k; list at $100k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 0.98% ✗
• Cap rate: 8.25%
• Cash-on-cash: 6.98%
• DSCR: 1.31
• GRM: 8.5

CMA / ARV

• ARV (median comp): $133,300
• List price: $100,000
• Delta: -24.98%
• 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
503 E Locust St	0.06mi	2/1.5 (-1)	1,418 (-2%)	6mo	$129,900	$92	82
504 E Lee St	0.14mi	2/1.0 (-1)	1,384 (-4%)	6mo	$27,000	$20	72
505 E Lee St	0.16mi	3/2.0	1,288 (-11%)	3mo	$169,900	$132	71
311 S Lynn St	0.41mi	2/2.0 (-1)	1,370 (-5%)	5mo	$149,900	$109	62
221 W Allison St	0.43mi	3/2.0	1,587 (+10%)	3mo	$154,900	$98	62
229 S Main St	0.53mi	2/1.0 (-1)	1,479 (+2%)	2mo	$24,900	$17	61
505 W Allison St	0.64mi	3/1.5	1,480 (+2%)	10mo	$1	—	57
600 W Hunter St	0.70mi	3/1.5	1,339 (-8%)	4mo	$100,000	$75	50
411 N Adams St	0.58mi	4/2.0 (+1)	1,300 (-10%)	4mo	$108,000	$83	48
520 W Hunter St	0.66mi	3/2.0	1,265 (-13%)	3mo	$199,000	$157	46
329 E Atlantic St	0.67mi	3/2.5	1,264 (-13%)	7mo	$115,000	$91	40
524 W Cherry St	0.70mi	2/1.0 (-1)	1,260 (-13%)	0mo	$144,999	$115	36

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-5,864
• Equity at exit: $14,910

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $8,110
• Equity at exit: $8,646

Cash invested: $28,000 (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 64772

• Active inventory: 104
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $977 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$43 /mo · $513/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $163

Break-even live

Break-even rent $771

Max offer price $100,000

Occupancy floor 78%

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: $25,000
• Closing costs: $3,000
• 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	0.18mi
404 E Ashland St Nevada, MO	2.0	1.0	1041	$875	$0.84	44d	1	0.24mi
926 W Sycamore St Nevada, MO	3.0	1.0	1100	$850	$0.77	44d	1	1.04mi
515 N Tower St Nevada, MO	3.0	1.0	1305	$1,025	$0.79	44d	1	1.21mi

Listing history 21 events

1. 2026-06-18
   days on market $100,000 Active 245 DOM
2. 2026-06-17
   days on market $100,000 Active 244 DOM
3. 2026-06-16
   days on market $100,000 Active 243 DOM
4. 2026-06-15
   days on market $100,000 Active 242 DOM
5. 2026-06-13
   days on market $100,000 Active 240 DOM
6. 2026-06-12
   days on market $100,000 Active 239 DOM
7. 2026-06-09
   days on market $100,000 Active 236 DOM
8. 2026-06-08
   days on market $100,000 Active 235 DOM
9. 2026-06-07
   days on market $100,000 Active 234 DOM
10. 2026-06-07
    days on market $100,000 Active 233 DOM
11. 2026-06-04
    days on market $100,000 Active 230 DOM
12. 2026-06-02
    days on market $100,000 Active 229 DOM
13. 2026-06-01
    days on market $100,000 Active 228 DOM
14. 2026-05-31
    days on market $100,000 Active 227 DOM
15. 2025-10-16
    listed $100,000 Active 818-char remark

    Show marketing remark (818 chars)

    :Home For Sale Nevada Mo Welcome to this character-filled home in Nevada MO. Built around 1900, this 4-bedroom, 2-bath traditional residence spans approximately 1,448 sq ft. Inside, the layout flows nicely between the living room, dining area, and kitchen, while upstairs you'll find three well-sized bedrooms and a full bath. Home For Sale Vernon County Mo Located in Nevada MO this home offers, a ample backyard giving the opportunity for outdoor living, gardening, or entertaining. With its sizable lot, this property has both presence and potential. This home is listed as a ''fixer-upper, '' so it's perfect for buyers looking to invest sweat equity. The home is currently rented for $850.00 per month. Priced to reflect its condition, this is a rare opportunity to bring new life to a vintage home in Nevada, MO.

16. 2025-10-11
    listed $100,000 Active 815-char remark

    Show marketing remark (815 chars)

    Home For Sale Nevada MoWelcome to this character‑filled home in Nevada MO. Built around 1900, this 4-bedroom, 2-bath traditional residence spans approximately 1,448 sq ft. Inside, the layout flows nicely between the living room, dining area, and kitchen, while upstairs you'll find three well‑sized bedrooms and a full bath. Home For Sale Vernon County MoLocated in Nevada MO this home offers, a ample backyard giving the opportunity for outdoor living, gardening, or entertaining. With its sizable lot, this property has both presence and potential. This home is listed as a ''fixer-upper, '' so it's perfect for buyers looking to invest sweat equity. The home is currently rented for $850.00 per month. Priced to reflect its condition, this is a rare opportunity to bring new life to a vintage home in Nevada, MO.

17. 2021-12-28
    soldstatus Closed
18. 2021-12-04
    historical
19. 2021-12-02
    listed $24,900
20. 2003-04-11
    soldstatus $52,500
21. 1995-04-01
    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: $513 · $43/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$457/yr (+$38/mo · 88.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $11,723
• − Mortgage interest: −$5,602
• − Property taxes: −$513
• − Insurance: −$500
• − Repairs & maintenance: −$938
• − Management: −$938
• − Depreciation: −$2,909
• Taxable income: $323
• Est. tax owed @ 24.0%: −$78
• After-tax cash flow: $1,877/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

+90.5% since first listed

7 events — show timeline

• 2025-10-16 Listed $100,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-11 Listed $100,000 SOMO
• 2021-12-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-12-04 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2021-12-02 Listed $24,900 Heartland MLS as Distributed by MLS Grid
• 2003-04-11 Sold (Public Records) $52,500 Public Records
• 1995-04-01 Sold (Public Records) — Public Records

Property tax history

+0.2%/yr

Latest (2025): $513 · +13.5% YoY. Source: county tax records.