607 Nevada Ave · West Plains, MO 65775

$59,900

3 bd · 1.0 ba · 1,092 sqft · Other public records · 95 Days on market

Built 1952 10,454 sqft lot $55/sqft · 53% below area ↓ 28% since listing

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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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment Opportunity in Convenient West Plains Location3-bedroom, 1-bath home located in a convenient West Plains location close to shopping, dining, medical facilities, and other everyday amenities. This property will require some TLC and is being sold as-is. Ideal for investors or buyers looking for a project. The property includes a 10x14 storage shed and a concrete driveway. Bring your vision and make it your own.

Key facts

• Storage shed
• West plains location
• Concrete driveway

Tags

• WEST PLAINS LOCATION
• STORAGE SHED
• CONCRETE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($625 rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.1% in West Plains — 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 77/100 on livability (#34 in MO, #2,977 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime C-, commute C-, schools D.
• West Plains R-VII (rural): math 36% / reading 46% proficiency, ranked #152 of 324 in MO (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 315 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 53 units permitted in Howell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Howell County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $20k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.04% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.93%
• DSCR: 1.35
• GRM: 8.0

CMA / ARV

• ARV (median comp): $126,972
• List price: $59,900
• Delta: -52.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-2,653
• Equity at exit: $8,931

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $6,744
• Equity at exit: $5,179

Cash invested: $16,772 (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 65775

• Home prices YoY: -16.4%
• Active inventory: 315
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $625 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$44 /mo · $525/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$131
• Net cashflow: $111

Break-even live

Break-even rent $485

Max offer price $59,900

Occupancy floor 77%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
W Main St West Plains, MO	2.0	1.5	960	$625	$0.65	44d	1	0.49mi

Listing history 13 events

1. 2026-06-18
   days on market $59,900 Active 95 DOM
2. 2026-06-17
   days on market $59,900 Active 94 DOM
3. 2026-06-16
   days on market $59,900 Active 93 DOM
4. 2026-06-15
   days on market $59,900 Active 92 DOM
5. 2026-06-13
   days on market $59,900 Active 90 DOM
6. 2026-06-12
   days on market $59,900 Active 89 DOM
7. 2026-06-09
   pricestatus $59,900 Active 86 DOM
8. 2026-04-03
   price $69,900 423-char remark

   Show marketing remark (423 chars)

   Investment Opportunity in Convenient West Plains Location3-bedroom, 1-bath home located in a convenient West Plains location close to shopping, dining, medical facilities, and other everyday amenities. This property will require some TLC and is being sold as-is. Ideal for investors or buyers looking for a project. The property includes a 10x14 storage shed and a concrete driveway. Bring your vision and make it your own.

9. 2026-03-02
   listed $79,900 Active 423-char remark

   Show marketing remark (423 chars)

   Investment Opportunity in Convenient West Plains Location3-bedroom, 1-bath home located in a convenient West Plains location close to shopping, dining, medical facilities, and other everyday amenities. This property will require some TLC and is being sold as-is. Ideal for investors or buyers looking for a project. The property includes a 10x14 storage shed and a concrete driveway. Bring your vision and make it your own.

10. 2021-12-06
    soldstatus
11. 2021-12-03
    soldstatus 548-char remark

    Show marketing remark (548 chars)

    Tasteful 3 bed 1 bath home on large lot with fenced in back yard. This home sits just off the beaten path and close to many amenities such as hospital, grocery, dining, city park and pool and much more. .. .. .. . Home features spacious living room with laminate flooring nearly throughout, stained wood trim, updated cabinetry, concrete drive to name a few. Also, nearly a full basement for ample storage room or other possibilities. A 10x14 garden/storage shed sits in the back yard along with a nice concrete patio area for your evening BBQ's.

12. 2021-03-09
    listed $97,500 548-char remark

    Show marketing remark (548 chars)

    Tasteful 3 bed 1 bath home on large lot with fenced in back yard. This home sits just off the beaten path and close to many amenities such as hospital, grocery, dining, city park and pool and much more. .. .. .. . Home features spacious living room with laminate flooring nearly throughout, stained wood trim, updated cabinetry, concrete drive to name a few. Also, nearly a full basement for ample storage room or other possibilities. A 10x14 garden/storage shed sits in the back yard along with a nice concrete patio area for your evening BBQ's.

13. 1994-06-15
    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: $525 · $44/mo
• Projected year-2 tax: $581 · $48/mo
• Expected delta: +$56/yr (+$5/mo · 10.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $7,500
• − Mortgage interest: −$3,355
• − Property taxes: −$525
• − Insurance: −$300
• − Repairs & maintenance: −$600
• − Management: −$600
• − Depreciation: −$1,743
• Taxable income: $377
• Est. tax owed @ 24.0%: −$91
• After-tax cash flow: $1,240/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: West Plains R-VII
• NCES district ID: 2931680
• Math proficiency: 36% ▼ -5.00%
• Reading proficiency: 46% ▲ 1.00%
• Median HH income: $32,206
• Composite: 33.59/100
• National rank: #5419
• State rank: #152 of 324 in MO

Livability — West Plains

• Score: 77/100
• State rank: #34
• US rank: #2977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Plains, MO
• Population (ZIP): 24,950

Population outlook (Howell County) Hauer SSP2

• Today (2025): 38,462 people
• By 2030: 37,240 · -3.2%
• By 2040: 34,495 · -10.3%
• By 2050: 31,450 · -18.2%
• By 2075: 23,660 · -38.5%
• By 2100: 16,373 · -57.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Portuguese 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Howell

• 2024 margin: Solid R (+66.8) · D 16.2% · R 83.0%
• 2008→2024 swing: -36.0pp toward R · 2008: -30.8pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+64.2 2016: R+63.2 2012: R+43.8 2008: R+30.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.99%
• Current HPI: 228.8763
• 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

-28.3% since first listed

6 events — show timeline

• 2026-04-03 Price Changed $69,900 SOMO
• 2026-03-02 Listed $79,900 SOMO
• 2021-12-06 Sold (Public Records) — Public Records
• 2021-12-03 Sold (MLS) — SOMO
• 2021-03-09 Listed $97,500 SOMO
• 1994-06-15 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $525 · +9.8% YoY. Source: county tax records.