506 W Vernon St · Nevada, MO 64772

$60,000

3 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 5 Days on market

Built 2023 0.49 ac lot

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Why this score? — see what drove the F 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 +10.0/30.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Construction started in 2023, in Nevada. Great 3 bedroom/2 bath home, just needs finished.

Key facts

• 0.49 acre lot
• 2 garage spots
• Built 2023

🏗️ New construction. The $60,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $148,500.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($995 rent vs $60k).

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: crime F, amenities F, commute 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.
• Zoned schools: Nevada Middle (math 38% / reading 43%, grade F, #180 of 391 statewide, top 47%, 529 students, 54% FRL).
• Market conditions: 104 active listings in the ZIP; 3 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 $1k of loan paydown is wiped out by about $4k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $60,000

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.67% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.62%
• DSCR: 0.88
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $148,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 W Allison St	0.37mi	3/2.0	1,587 (+6%)	3mo	$154,900	$98	71
1013 N West St	0.12mi	3/1.0	1,333 (-11%)	3mo	$132,500	$99	69
1312 N Main St	0.49mi	3/2.0	1,400 (-7%)	3mo	$133,000	$95	64
435 N Tower St	0.64mi	3/1.5	1,428 (-5%)	0mo	$187,500	$131	60
600 W Hunter St	0.38mi	3/1.5	1,339 (-11%)	4mo	$100,000	$75	59
411 N Adams St	0.27mi	4/2.0 (+1)	1,300 (-13%)	4mo	$108,000	$83	56
1607 N Washington St	0.72mi	3/2.0	1,586 (+6%)	1mo	$159,999	$101	56
229 S Main St	0.72mi	2/1.0 (-1)	1,479 (-1%)	2mo	$24,900	$17	54
1422 N Ash St	0.58mi	4/2.0 (+1)	1,382 (-8%)	3mo	$137,000	$99	52
1205 N Lynn St	0.63mi	3/2.0	1,668 (+11%)	4mo	$159,900	$96	48
918 W Walnut St	0.56mi	3/2.0	1,276 (-15%)	2mo	$139,900	$110	47
505 E Lee St	0.63mi	3/2.0	1,288 (-14%)	3mo	$169,900	$132	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: -20.7%
• Equity multiple: 0.28×
• Total profit: $-29,926
• Equity at exit: $22,142

10-year hold

• IRR: -14.2%
• Equity multiple: 0.19×
• Total profit: $-33,820
• Equity at exit: $12,840

Cash invested: $41,580 (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: 5.0×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$779
• Tax from tax record: −$37 /mo · $440/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $-91

Break-even live

Break-even rent $1,110

Max offer price $132,452

Occupancy floor —

Sensitivity live

Price	-10% $-7	-5% $-49	+0% $-91	+5% $-133	+10% $-175
Rent	-10% $-169	-5% $-130	+0% $-91	+5% $-52	+10% $-12
Rate	-1.0pp $-16	-0.5pp $-53	base $-91	+0.5pp $-129	+1.0pp $-168

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: $37,125
• Closing costs: $4,455
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.52mi
515 N Tower St Nevada, MO	3.0	1.0	1305	$1,025	$0.79	44d	1	0.62mi
926 W Sycamore St Nevada, MO	3.0	1.0	1100	$850	$0.77	44d	1	0.81mi

Listing history 3 events

1. 2026-04-20
   status Pending
2. 2026-04-10
   listed $60,000 Active
3. 1989-04-01
   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: $440 · $37/mo
• Projected year-2 tax: $582 · $48/mo
• Expected delta: +$142/yr (+$12/mo · 32.4%)

ⓘ 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: $11,946
• − Mortgage interest: −$8,318
• − Property taxes: −$440
• − Insurance: −$742
• − Repairs & maintenance: −$956
• − Management: −$956
• − Depreciation: −$4,320
• Taxable loss: −$3,786
• Est. tax savings @ 24.0%: +$909
• After-tax cash flow: $-181/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

3 events — show timeline

• 2026-04-20 Pending — OGAR
• 2026-04-10 Listed $60,000 OGAR
• 1989-04-01 Sold (Public Records) — Public Records

Property tax history

+8.1%/yr

Latest (2025): $440 · +13.5% YoY. Source: county tax records.