1423 Chestnut St · Trenton, MO 64683

$29,900

2 bd · 2.0 ba · 2,748 sqft · SingleFamily public records · 53 Days on market

Built 1900 7,405 sqft lot $11/sqft · 61% 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
• Livability +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Victorian Fixer in Trenton MO! A full project to add your own style and touch! From the stained glass windows, to the ornate metal door knobs, this home has so much life left in it. It just needs someone to see it for what it could be. Featuring a living room, dining room, office, and full basement and attic. This home is a blank canvas, with the potential for 5 to 6 bedrooms, and 2 full bathrooms. Located just one block from NCMC college! This would be a great opportunity to turn into apartments and rent out for a return! Or you could finish this into a large, stately home with tons of character and charm!

Key facts

• Full basement
• Full attic
• 7,405 sq ft lot

Tags

• STAINED GLASS WINDOWS
• ORNATE METAL DOOR KNOBS
• FULL BASEMENT
• FULL ATTIC
• ONE BLOCK FROM NCMC COLLEGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 29.7% vs local median 6.2% in Trenton — 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 76/100 on livability (#49 in MO, #3,686 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment C-, amenities F.
• Trenton R-IX (town): math 28% / reading 43% proficiency, ranked #223 of 324 in MO (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 50 active listings in the ZIP; 2 units permitted in Grundy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $897 of value loss. Plan a longer hold.
• Grundy County population projected at -14% 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1900 — 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. 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.
5. 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.
6. 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: 3.38% ✓
• Cap rate: 29.71%
• Cash-on-cash: 83.63%
• DSCR: 4.72
• GRM: 2.5

CMA / ARV

• ARV (median comp): $77,199
• List price: $29,900
• Delta: -61.27%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2007 Cedar St	0.34mi	3/2.0 (+1)	2,448 (-11%)	13mo	$114,900	$47	50

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: 84.0%
• Equity multiple: 4.86×
• Total profit: $32,336
• Equity at exit: $4,458

10-year hold

• IRR: 87.2%
• Equity multiple: 10.09×
• Total profit: $76,092
• Equity at exit: $2,585

Cash invested: $8,372 (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 64683

• Home prices YoY: -14.6%
• Active inventory: 50
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,012 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$47 /mo · $561/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $583

Break-even live

Break-even rent $273

Max offer price $29,900

Occupancy floor 37%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-04
   listed $29,900 Active 624-char remark

   Show marketing remark (624 chars)

   Beautiful Victorian Fixer in Trenton MO! A full project to add your own style and touch! From the stained glass windows, to the ornate metal door knobs, this home has so much life left in it. It just needs someone to see it for what it could be. Featuring a living room, dining room, office, and full basement and attic. This home is a blank canvas, with the potential for 5 to 6 bedrooms, and 2 full bathrooms. Located just one block from NCMC college! This would be a great opportunity to turn into apartments and rent out for a return! Or you could finish this into a large, stately home with tons of character and charm!

2. 2024-11-15
   soldstatus Closed 534-char remark

   Show marketing remark (534 chars)

   Beautiful Victorian Fixer in Trenton MO! Though the men who built this home are long gone, their incredible workmanship endures. From the stained glass windows, to the ornate metal door knobs, this home has so much life left in it. It just needs someone to see it for what it could be. Someone who will cherish it as their own, and enjoy living in it as much as that very first owner did back in 1900. This home is a blank canvas, with the potential for 5 to 6 bedrooms, and 2 full bathrooms. Located just one block from NCMC college!

3. 2024-10-29
   status Pending 534-char remark

   Show marketing remark (534 chars)

   Beautiful Victorian Fixer in Trenton MO! Though the men who built this home are long gone, their incredible workmanship endures. From the stained glass windows, to the ornate metal door knobs, this home has so much life left in it. It just needs someone to see it for what it could be. Someone who will cherish it as their own, and enjoy living in it as much as that very first owner did back in 1900. This home is a blank canvas, with the potential for 5 to 6 bedrooms, and 2 full bathrooms. Located just one block from NCMC college!

4. 2024-08-20
   price $19,900 534-char remark

   Show marketing remark (534 chars)

   Beautiful Victorian Fixer in Trenton MO! Though the men who built this home are long gone, their incredible workmanship endures. From the stained glass windows, to the ornate metal door knobs, this home has so much life left in it. It just needs someone to see it for what it could be. Someone who will cherish it as their own, and enjoy living in it as much as that very first owner did back in 1900. This home is a blank canvas, with the potential for 5 to 6 bedrooms, and 2 full bathrooms. Located just one block from NCMC college!

5. 2024-08-12
   price $24,900 534-char remark

   Show marketing remark (534 chars)

   Beautiful Victorian Fixer in Trenton MO! Though the men who built this home are long gone, their incredible workmanship endures. From the stained glass windows, to the ornate metal door knobs, this home has so much life left in it. It just needs someone to see it for what it could be. Someone who will cherish it as their own, and enjoy living in it as much as that very first owner did back in 1900. This home is a blank canvas, with the potential for 5 to 6 bedrooms, and 2 full bathrooms. Located just one block from NCMC college!

6. 2024-07-18
   listed $29,900 Active 534-char remark

   Show marketing remark (534 chars)

   Beautiful Victorian Fixer in Trenton MO! Though the men who built this home are long gone, their incredible workmanship endures. From the stained glass windows, to the ornate metal door knobs, this home has so much life left in it. It just needs someone to see it for what it could be. Someone who will cherish it as their own, and enjoy living in it as much as that very first owner did back in 1900. This home is a blank canvas, with the potential for 5 to 6 bedrooms, and 2 full bathrooms. Located just one block from NCMC college!

7. 2011-03-21
   soldstatus $29,000

ⓘ 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: $561 · $47/mo
• Projected year-2 tax: $561 · $47/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,144
• − Mortgage interest: −$1,675
• − Property taxes: −$561
• − Insurance: −$150
• − Repairs & maintenance: −$972
• − Management: −$972
• − Depreciation: −$870
• Taxable income: $6,945
• Est. tax owed @ 24.0%: −$1,667
• After-tax cash flow: $5,334/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: Trenton R-IX
• NCES district ID: 2930360
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $37,586
• Composite: 29.52/100
• National rank: #6499
• State rank: #223 of 324 in MO

Livability — Trenton

• Score: 76/100
• State rank: #49
• US rank: #3686

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trenton, MO
• City population: 7,648
• Population (ZIP): 7,648

Population outlook (Grundy County) Hauer SSP2

• Today (2025): 9,586 people
• By 2030: 9,298 · -3.0%
• By 2040: 8,783 · -8.4%
• By 2050: 8,262 · -13.8%
• By 2075: 7,011 · -26.9%
• By 2100: 5,650 · -41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Serbian 2% Portuguese 1% Slovak 1%
• Foreign-born: 1% · China
• Languages at home: 98% English-only · German/W. Germanic 1% Chinese 1% Spanish 1%

Political lean MEDSL · Grundy

• 2024 margin: Solid R (+63.6) · D 17.8% · R 81.4%
• 2008→2024 swing: -33.5pp toward R · 2008: -30.1pp · 2024: -63.6pp
• All cycles: 2024: R+63.6 2020: R+62.8 2016: R+60.8 2012: R+41.6 2008: R+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.24%
• Current HPI: 188.2901
• 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

+3.1% since first listed

7 events — show timeline

• 2026-04-04 Listed $29,900 Heartland MLS as Distributed by MLS Grid
• 2024-11-15 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2024-10-29 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-08-20 Price Changed $19,900 Heartland MLS as Distributed by MLS Grid
• 2024-08-12 Price Changed $24,900 Heartland MLS as Distributed by MLS Grid
• 2024-07-18 Listed $29,900 Heartland MLS as Distributed by MLS Grid
• 2011-03-21 Sold (Public Records) $29,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $561 · +14.7% YoY. Source: county tax records.