804 N Main St · Nevada, MO 64772

$100,000

2 bd · 1.0 ba · 1,065 sqft · SingleFamily public records · 247 Days on market

Built 1905 0.28 ac lot $94/sqft · at area comps Est $96k · at est.

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Why this score? — see what drove the D+ 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 +21.3/30.0
• DSCR +6.8/10.0
• ARV discount +5.6/15.0
• 1% rule +4.5/10.0
• 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 3-bedroom, 2-bath home built around 1905, offering approximately 1,065 square feet of living space. Sitting on a generous ~0.28-acre lot, this classic residence is rich with character and presents an excellent canvas for restoration. Inside you'll find the warmth of early 20th-century craftsmanship: a stone foundation, brick exterior, and rooms waiting to be revived. The home includes a full basement offering extra storage or workspace. Heating is via forced-air, and traditional systems are in place. Home For Sale Vernon County MO Outside, of this Vernon County home the expansive lot provides abundant opportunity for outdoor living, gardening, or even expansion plans. The central Main Street location means you're just a short walk from local shops, schools, and community features. Though this home needs updating, its strong bones and classic appeal make it a compelling candidate for a thoughtfully planned renovation. Whether you're an investor or a hands-on homeowner, this property offers opportunity to bring new life to a historic home in Nevada. The home is currently rented at $850.00

Key facts

• Expansive lot
• Brick exterior
• Full basement

Tags

• STONE FOUNDATION
• BRICK EXTERIOR
• FULL BASEMENT
• EXPANSIVE LOT
• CENTRAL MAIN STREET LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $147 ($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 $95k (5.2% below list).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 247 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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 $27k; list at $100k implies a 273% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — 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 247 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 1905 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.95% ✗
• Cap rate: 8.05%
• Cash-on-cash: 6.29%
• DSCR: 1.28
• GRM: 8.8

CMA / ARV

• ARV (median comp): $96,026
• List price: $100,000
• Delta: 4.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
718 N Main St	0.02mi	2/1.0	1,098 (+3%)	1mo	$105,000	$96	93
719 N Main St	0.03mi	3/1.0 (+1)	1,090 (+2%)	6mo	$100,000	$92	85
1128 N Clay St	0.35mi	2/1.0	1,020 (-4%)	5mo	$129,900	$127	72
1239 N Main St	0.29mi	2/1.0	996 (-6%)	5mo	$107,900	$108	71
717 N Adams St	0.17mi	2/1.0	936 (-12%)	3mo	$119,000	$127	69
312 E Lee St	0.26mi	3/2.0 (+1)	1,096 (+3%)	6mo	$155,000	$141	69
627 W Cherry St	0.63mi	2/1.0	1,142 (+7%)	1mo	$89,900	$79	58
835 N Clay St	0.25mi	2/2.0	908 (-15%)	4mo	$125,000	$138	57
426 N Elizabeth St	0.48mi	2/2.0	960 (-10%)	2mo	$167,900	$175	56
254 N Elm St	0.49mi	3/1.5 (+1)	1,000 (-6%)	5mo	$110,000	$110	56
610 W Ashland St	0.34mi	2/2.0	1,211 (+14%)	2mo	$163,900	$135	56
419 W Cherry St	0.56mi	3/1.0 (+1)	1,224 (+15%)	0mo	$149,900	$122	44

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-6,898
• Equity at exit: $14,910

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $5,865
• 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: 8.8×

Monthly cashflow live

• Estimated rent: $948 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$36 /mo · $430/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $147

Break-even live

Break-even rent $762

Max offer price $100,000

Occupancy floor 80%

Sensitivity live

Price	-10% $203	-5% $175	+0% $147	+5% $118	+10% $90
Rent	-10% $72	-5% $109	+0% $147	+5% $184	+10% $222
Rate	-1.0pp $197	-0.5pp $172	base $147	+0.5pp $121	+1.0pp $94

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
404 E Ashland St Nevada, MO	2.0	1.0	1041	$875	$0.84	44d	1	0.28mi
317 E Hickory St Nevada, MO	3.0	1.0	1296	$1,050	$0.81	44d	1	0.30mi
515 N Tower St Nevada, MO	3.0	1.0	1305	$1,025	$0.79	44d	1	0.89mi
926 W Sycamore St Nevada, MO	3.0	1.0	1100	$850	$0.77	44d	1	0.96mi

Listing history 28 events

1. 2026-06-21
   days on market $100,000 Active 247 DOM
2. 2026-06-18
   days on market $100,000 Active 245 DOM
3. 2026-06-17
   days on market $100,000 Active 244 DOM
4. 2026-06-16
   days on market $100,000 Active 243 DOM
5. 2026-06-15
   days on market $100,000 Active 242 DOM
6. 2026-06-13
   days on market $100,000 Active 240 DOM
7. 2026-06-12
   days on market $100,000 Active 239 DOM
8. 2026-06-09
   days on market $100,000 Active 236 DOM
9. 2026-06-08
   days on market $100,000 Active 235 DOM
10. 2026-06-07
    days on market $100,000 Active 234 DOM
11. 2026-06-07
    days on market $100,000 Active 233 DOM
12. 2026-06-04
    days on market $100,000 Active 230 DOM
13. 2026-06-02
    days on market $100,000 Active 229 DOM
14. 2026-06-01
    days on market $100,000 Active 228 DOM
15. 2026-05-31
    days on market $100,000 Active 227 DOM
16. 2025-10-16
    listed $100,000 Active 1143-char remark

    Show marketing remark (1143 chars)

    Home For Sale Nevada MO Welcome to this 3-bedroom, 2-bath home built around 1905, offering approximately 1,065 square feet of living space. Sitting on a generous ~0.28-acre lot, this classic residence is rich with character and presents an excellent canvas for restoration. Inside you'll find the warmth of early 20th-century craftsmanship: a stone foundation, brick exterior, and rooms waiting to be revived. The home includes a full basement offering extra storage or workspace. Heating is via forced-air, and traditional systems are in place. Home For Sale Vernon County MO Outside, of this Vernon County home the expansive lot provides abundant opportunity for outdoor living, gardening, or even expansion plans. The central Main Street location means you're just a short walk from local shops, schools, and community features. Though this home needs updating, its strong bones and classic appeal make it a compelling candidate for a thoughtfully planned renovation. Whether you're an investor or a hands-on homeowner, this property offers opportunity to bring new life to a historic home in Nevada. The home is currently rented at $850.00

17. 2025-10-11
    listed $100,000 Active 1143-char remark

    Show marketing remark (1143 chars)

    Home For Sale Nevada MOWelcome to this 3-bedroom, 2-bath home built around 1905, offering approximately 1,065 square feet of living space. Sitting on a generous ~0.28-acre lot, this classic residence is rich with character and presents an excellent canvas for restoration. Inside you'll find the warmth of early 20th-century craftsmanship: a stone foundation, brick exterior, and rooms waiting to be revived. The home includes a full basement offering extra storage or workspace. Heating is via forced-air, and traditional systems are in place. Home For Sale Vernon County MOOutside, of this Vernon County home the expansive lot provides abundant opportunity for outdoor living, gardening, or even expansion plans. The central Main Street location means you're just a short walk from local shops, schools, and community features. Though this home needs updating, its strong bones and classic appeal make it a compelling candidate for a thoughtfully planned renovation. Whether you're an investor or a hands-on homeowner, this property offers opportunity to bring new life to a historic home in Nevada. The home is currently rented at $850.00

18. 2022-04-26
    soldstatus $26,800
19. 2022-04-25
    soldstatus Closed
20. 2022-03-22
    status Pending
21. 2022-03-09
    listed $26,500 Active
22. 2011-02-22
    soldstatus
23. 2010-09-29
    listed $14,900
24. 2007-11-13
    soldstatus $40,180
25. 2007-11-09
    soldstatus
26. 2007-06-30
    listed $35,900
27. 1998-06-01
    soldstatus
28. 1978-02-01
    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: $430 · $36/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$540/yr (+$45/mo · 125.5%)

ⓘ 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: $11,372
• − Mortgage interest: −$5,602
• − Property taxes: −$430
• − Insurance: −$500
• − Repairs & maintenance: −$910
• − Management: −$910
• − Depreciation: −$2,909
• Taxable income: $112
• Est. tax owed @ 24.0%: −$27
• After-tax cash flow: $1,734/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

+178.6% since first listed

13 events — show timeline

• 2025-10-16 Listed $100,000 Heartland MLS as Distributed by MLS Grid
• 2025-10-11 Listed $100,000 SOMO
• 2022-04-26 Sold (Public Records) $26,800 Public Records
• 2022-04-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-03-22 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-03-09 Listed $26,500 Heartland MLS as Distributed by MLS Grid
• 2011-02-22 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2010-09-29 Listed $14,900 Heartland MLS as Distributed by MLS Grid
• 2007-11-13 Sold (Public Records) $40,180 Public Records
• 2007-11-09 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-06-30 Listed $35,900 Heartland MLS as Distributed by MLS Grid
• 1998-06-01 Sold (Public Records) — Public Records
• 1978-02-01 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2025): $430 · +13.5% YoY. Source: county tax records.