500 E Lexington Ave · Jasper, MO 64755

$32,500

2 bd · 1.0 ba · 1,305 sqft · Other · 90 Days on market

Built 1960 9,583 sqft lot $25/sqft · 74% 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
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 500 Lexington in the quaint little town of Jasper, MO. Sitting on a nice corner lot, this could be a great starter home or buy it for the investment. Central Heat and Air detached 1.5 car garage, and a 2-year-old roof. Call for details!

Key facts

• 2 year old roof
• Corner lot
• Detached garage

Tags

• CORNER LOT
• DETACHED GARAGE
• 2 YEAR OLD ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $32k.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $32k).
• Recommended offer: $31k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#574 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D-, crime F, amenities F.
• Jasper County R-V (rural): math 31% / reading 37% proficiency, ranked #226 of 324 in MO (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 21 active listings in the ZIP; 602 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($225 loan paydown + $2k appreciation (5.9% local appreciation)).
• At projected returns (5.9% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $28k (46%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $30,550 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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?
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: 3.27% ✓
• Cap rate: 28.88%
• Cash-on-cash: 80.67%
• DSCR: 4.59
• GRM: 2.5

CMA / ARV

• ARV (median comp): $127,437
• List price: $32,500
• Delta: -74.50%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

5.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 87.3%
• Equity multiple: 6.30×
• Total profit: $48,211
• Equity at exit: $20,265

10-year hold

• IRR: 84.9%
• Equity multiple: 13.24×
• Total profit: $111,378
• Equity at exit: $36,608

Cash invested: $9,100 (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 64755

• Home prices YoY: 2.7%
• Active inventory: 21
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,064 medium
• Mortgage (P&I): −$170
• Tax from tax record: −$44 /mo · $533/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $612

Break-even live

Break-even rent $289

Max offer price $32,500

Occupancy floor 37%

Sensitivity live

Price	-10% $630	-5% $621	+0% $612	+5% $603	+10% $593
Rent	-10% $528	-5% $570	+0% $612	+5% $654	+10% $696
Rate	-1.0pp $628	-0.5pp $620	base $612	+0.5pp $603	+1.0pp $595

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: $8,125
• Closing costs: $975
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-07
   statusdays on market $32,500 Pending 90 DOM
2. 2026-06-03
   days on market $32,500 Active 89 DOM
3. 2026-06-02
   days on market $32,500 Active 88 DOM
4. 2026-06-01
   days on market $32,500 Active 87 DOM
5. 2026-05-31
   days on market $32,500 Active 86 DOM
6. 2026-05-30
   days on market $32,500 Active 85 DOM
7. 2026-03-25
   price $32,500 247-char remark

   Show marketing remark (247 chars)

   Welcome to 500 Lexington in the quaint little town of Jasper, MO. Sitting on a nice corner lot, this could be a great starter home or buy it for the investment. Central Heat and Air detached 1.5 car garage, and a 2-year-old roof. Call for details!

8. 2026-03-06
   listed $60,000 Active 247-char remark

   Show marketing remark (247 chars)

   Welcome to 500 Lexington in the quaint little town of Jasper, MO. Sitting on a nice corner lot, this could be a great starter home or buy it for the investment. Central Heat and Air detached 1.5 car garage, and a 2-year-old roof. Call for details!

9. 2015-07-31
   soldstatus 1-char remark

   Show marketing remark (1 chars)

   -

10. 2015-07-31
    soldstatus

    Show marketing remark (1 chars)

    -

11. 2015-07-16
    listed $25,000 1-char remark

    Show marketing remark (1 chars)

    -

12. 2011-01-25
    soldstatus
13. 2009-02-03
    soldstatus
14. 2002-02-04
    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: $533 · $44/mo
• Projected year-2 tax: $533 · $44/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 5/10 Major 7 d/yr ≥107°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,762
• − Mortgage interest: −$1,821
• − Property taxes: −$533
• − Insurance: −$162
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$945
• Taxable income: $7,259
• Est. tax owed @ 24.0%: −$1,742
• After-tax cash flow: $5,599/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: Jasper County R-V
• NCES district ID: 2916140
• Math proficiency: 31% ▼ -7.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $45,891
• Composite: 29.11/100
• National rank: #6594
• State rank: #226 of 324 in MO

Livability — Jasper

• Score: 58/100
• State rank: #574
• US rank: #20629

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jasper, MO
• City population: 2,440
• Population (ZIP): 2,440

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 120,033 people
• By 2030: 120,091 · +0.0%
• By 2040: 119,297 · -0.6%
• By 2050: 117,705 · -1.9%
• By 2075: 110,402 · -8.0%
• By 2100: 99,719 · -16.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 10% Hispanic / Latino 7% Native American 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 3% Italian 3% Portuguese 3%
• Foreign-born: 2% · Canada

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+46.8) · D 25.9% · R 72.7% · Other 1.4%
• 2008→2024 swing: -13.6pp toward R · 2008: -33.2pp · 2024: -46.8pp
• All cycles: 2024: R+46.8 2020: R+46.2 2016: R+50.8 2012: R+41.0 2008: R+33.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.92%
• Current HPI: 228.44
• 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

+30.0% since first listed

8 events — show timeline

• 2026-03-25 Price Changed $32,500 SOMO
• 2026-03-06 Listed $60,000 SOMO
• 2015-07-31 Sold (Public Records) — Public Records
• 2015-07-31 Sold (MLS) — OGAR
• 2015-07-16 Listed $25,000 OGAR
• 2011-01-25 Sold (Public Records) — Public Records
• 2009-02-03 Sold (Public Records) — Public Records
• 2002-02-04 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $533 · +34.9% YoY. Source: county tax records.