1301 N Washington St · Nevada, MO 64772

$1

2 bd · 1.0 ba · 996 sqft · SingleFamily public records · 13 Days on market

Built 1880 0.27 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Key facts

• Detached building
• Corner lot
• 0.27 acre lot

Tags

• PRIVACY FENCED BACKYARD
• DETACHED BUILDING
• CORNER LOT

Property features AI

Finance

• Other: Property is in a flood plain
• HOA & community: No association fees

Exterior

• Parking: Carport; Garage(s) on property
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One-story bungalow (age 101+ years)
• Construction: Frame construction; Composition roof; Built over 101 years ago
• Exterior features: Fixer-up condition; Paved road access; Public road maintenance

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Crawl space basement; Bungalow floor plan

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $686 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($869 rent vs $1).
• Cap rate 823345.5% 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; 2 comparable units currently listed for rent nearby; 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 $0 of loan paydown is wiped out by about $0 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 1880 — 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 $1

Questions for the listing agent

1. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 86851.00% ✓
• Cap rate: 823345.48%
• Cash-on-cash: 2940497.10%
• DSCR: 130836.57
• GRM: 0.0

CMA / ARV

• ARV (on-the-fly): $126,492
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1239 N Main St	0.17mi	2/1.0	996 (0%)	5mo	$107,900	$108	88
1128 N Clay St	0.34mi	2/1.0	1,020 (+2%)	5mo	$129,900	$127	76
1109 N Adams St	0.33mi	3/1.0 (+1)	1,038 (+4%)	7mo	$65,000	$63	67
717 N Adams St	0.50mi	2/1.0	936 (-6%)	3mo	$119,000	$127	64
718 N Main St	0.43mi	2/1.0	1,098 (+10%)	1mo	$105,000	$96	62
922 N Main St	0.31mi	3/2.0 (+1)	1,056 (+6%)	6mo	$169,900	$161	61
835 N Clay St	0.46mi	2/2.0	908 (-9%)	4mo	$125,000	$138	57
1833 N Cedar St	0.46mi	2/1.0	872 (-12%)	4mo	$135,000	$155	55
719 N Main St	0.42mi	3/1.0 (+1)	1,090 (+9%)	6mo	$100,000	$92	54
511 & 515 N Ash St	0.58mi	2/0.5	1,066 (+7%)	7mo	$135,000	$127	53
611 N Clay St	0.61mi	2/1.0	1,090 (+9%)	7mo	$72,900	$67	50
312 E Lee St	0.54mi	3/2.0 (+1)	1,096 (+10%)	6mo	$155,000	$141	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: —
• Equity multiple: 156115.41×
• Total profit: $43,712
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 337095.54×
• Total profit: $94,386
• Equity at exit: $0

Cash invested: $0 (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

Monthly cashflow live

• Estimated rent: $869 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $686

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 E Ashland St Nevada, MO	2.0	1.0	1041	$875	$0.84	43d	1	0.48mi
926 W Sycamore St Nevada, MO	3.0	1.0	1100	$850	$0.77	43d	1	1.30mi

Listing history 10 events

1. 2026-06-18
   days on market $1 Active 13 DOM
2. 2026-06-17
   days on market $1 Active 12 DOM
3. 2026-06-16
   days on market $1 Active 11 DOM
4. 2026-06-15
   days on market $1 Active 10 DOM
5. 2026-06-13
   days on market $1 Active 8 DOM
6. 2026-06-12
   days on market $1 Active 7 DOM
7. 2026-06-09
   days on market $1 Active 4 DOM
8. 2026-06-08
   days on market $1 Active 3 DOM
9. 2026-06-07
   days on market $1 Active 2 DOM
10. 2026-06-07
    listed $1 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $10,422
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$834
• − Management: −$834
• − Depreciation: −$0
• Taxable income: $8,754
• Est. tax owed @ 24.0%: −$2,101
• After-tax cash flow: $6,132/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

5 events — show timeline

• 2026-06-05 Listed $1 Heartland MLS as Distributed by MLS Grid
• 2025-06-30 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-06-09 Listed $1 Heartland MLS as Distributed by MLS Grid
• 2023-09-26 Sold (Public Records) $4,000 Public Records
• 2005-04-08 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $402 · +12.0% YoY. Source: county tax records.