210 W Ash St · Verona, MO 65769

$69,900

2 bd · 1.0 ba · 764 sqft · Other public records · 131 Days on market

Built 1930 7,405 sqft lot $91/sqft · 38% below area ↓ 13% since listing

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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 +28.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Appreciation +6.8/10.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming home in the Heart of Verona! Sitting on a . 17-acre lot, this property features a detached single-car garage and a convenient in-town location close to schools, shopping, and parks. Inside, you'll find a practical layout with plenty of natural light and a comfortable living area ready for your personal touch. Offering a bonus room for a possible 3rd bedroom or Sunroom. Newer Roof and windows and with a some work and creativity, this home will truly shine! Whether you're looking for your first home or an investment opportunity, this property is full of possibilities. Don't miss your chance to bring new life to this charming home! Convenient location for an excellent investment or starter home potential. Schedule your showing today--opportunities like this don't last long!

Key facts

• Newer roof
• In-town location
• Bonus room

Tags

• DETACHED SINGLE-CAR GARAGE
• IN-TOWN LOCATION
• BONUS ROOM
• NEWER ROOF
• NEWER WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($837 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#866 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Verona R-VII (town): math 26% / reading 30% proficiency, ranked #477 of 535 in MO (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Verona Elem. (math 17% / reading 27%, grade F, #910 of 1,115 statewide, top 83%, 170 students, 68% FRL); Verona High (math 12% / reading 32%, grade F, #462 of 521 statewide, top 90%, 195 students, 77% FRL).
• Market conditions: 26 active listings in the ZIP; 67 units permitted in Lawrence County in 2024 (35 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($483 loan paydown + $3k appreciation (3.7% local appreciation)).
• Lawrence County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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 F-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: 1.20% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.04%
• DSCR: 1.62
• GRM: 7.0

CMA / ARV

• ARV (median comp): $139,910
• List price: $69,900
• Delta: -50.04%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

3.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 2.30×
• Total profit: $25,442
• Equity at exit: $34,040

10-year hold

• IRR: 22.6%
• Equity multiple: 4.43×
• Total profit: $67,160
• Equity at exit: $54,587

Cash invested: $19,572 (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 65769

• Home prices YoY: 1.4%
• Active inventory: 26
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $837 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$37 /mo · $443/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $229

Break-even live

Break-even rent $548

Max offer price $69,900

Occupancy floor 68%

Sensitivity live

Price	-10% $269	-5% $249	+0% $229	+5% $209	+10% $189
Rent	-10% $163	-5% $196	+0% $229	+5% $262	+10% $295
Rate	-1.0pp $264	-0.5pp $247	base $229	+0.5pp $211	+1.0pp $192

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $69,900 Active 131 DOM
2. 2026-06-21
   days on market $69,900 Active 130 DOM
3. 2026-06-18
   days on market $69,900 Active 128 DOM
4. 2026-06-17
   days on market $69,900 Active 127 DOM
5. 2026-06-16
   days on market $69,900 Active 126 DOM
6. 2026-06-15
   days on market $69,900 Active 125 DOM
7. 2026-06-13
   days on market $69,900 Active 123 DOM
8. 2026-06-12
   days on market $69,900 Active 122 DOM
9. 2026-06-09
   days on market $69,900 Active 119 DOM
10. 2026-06-08
    days on market $69,900 Active 118 DOM
11. 2026-06-07
    days on market $69,900 Active 117 DOM
12. 2026-06-05
    days on market $69,900 Active 115 DOM
13. 2026-06-04
    days on market $69,900 Active 113 DOM
14. 2026-06-02
    days on market $69,900 Active 112 DOM
15. 2026-06-01
    days on market $69,900 Active 111 DOM
16. 2026-05-31
    days on market $69,900 Active 110 DOM
17. 2026-03-26
    price $69,900 790-char remark

    Show marketing remark (790 chars)

    Charming home in the Heart of Verona! Sitting on a . 17-acre lot, this property features a detached single-car garage and a convenient in-town location close to schools, shopping, and parks. Inside, you'll find a practical layout with plenty of natural light and a comfortable living area ready for your personal touch. Offering a bonus room for a possible 3rd bedroom or Sunroom. Newer Roof and windows and with a some work and creativity, this home will truly shine! Whether you're looking for your first home or an investment opportunity, this property is full of possibilities. Don't miss your chance to bring new life to this charming home! Convenient location for an excellent investment or starter home potential. Schedule your showing today--opportunities like this don't last long!

18. 2026-03-21
    status Active 790-char remark

    Show marketing remark (790 chars)

    Charming home in the Heart of Verona! Sitting on a . 17-acre lot, this property features a detached single-car garage and a convenient in-town location close to schools, shopping, and parks. Inside, you'll find a practical layout with plenty of natural light and a comfortable living area ready for your personal touch. Offering a bonus room for a possible 3rd bedroom or Sunroom. Newer Roof and windows and with a some work and creativity, this home will truly shine! Whether you're looking for your first home or an investment opportunity, this property is full of possibilities. Don't miss your chance to bring new life to this charming home! Convenient location for an excellent investment or starter home potential. Schedule your showing today--opportunities like this don't last long!

19. 2026-03-12
    status Pending 790-char remark

    Show marketing remark (790 chars)

    Charming home in the Heart of Verona! Sitting on a . 17-acre lot, this property features a detached single-car garage and a convenient in-town location close to schools, shopping, and parks. Inside, you'll find a practical layout with plenty of natural light and a comfortable living area ready for your personal touch. Offering a bonus room for a possible 3rd bedroom or Sunroom. Newer Roof and windows and with a some work and creativity, this home will truly shine! Whether you're looking for your first home or an investment opportunity, this property is full of possibilities. Don't miss your chance to bring new life to this charming home! Convenient location for an excellent investment or starter home potential. Schedule your showing today--opportunities like this don't last long!

20. 2026-02-02
    listed $80,000 Active 790-char remark

    Show marketing remark (790 chars)

    Charming home in the Heart of Verona! Sitting on a . 17-acre lot, this property features a detached single-car garage and a convenient in-town location close to schools, shopping, and parks. Inside, you'll find a practical layout with plenty of natural light and a comfortable living area ready for your personal touch. Offering a bonus room for a possible 3rd bedroom or Sunroom. Newer Roof and windows and with a some work and creativity, this home will truly shine! Whether you're looking for your first home or an investment opportunity, this property is full of possibilities. Don't miss your chance to bring new life to this charming home! Convenient location for an excellent investment or starter home potential. Schedule your showing today--opportunities like this don't last long!

ⓘ 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: $443 · $37/mo
• Projected year-2 tax: $678 · $57/mo
• Expected delta: +$235/yr (+$20/mo · 53.2%)

ⓘ 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 ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $10,049
• − Mortgage interest: −$3,915
• − Property taxes: −$443
• − Insurance: −$350
• − Repairs & maintenance: −$804
• − Management: −$804
• − Depreciation: −$2,033
• Taxable income: $1,700
• Est. tax owed @ 24.0%: −$408
• After-tax cash flow: $2,340/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: Verona R-VII
• NCES district ID: 2930810
• Math proficiency: 26% ▼ -3.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $40,609
• Composite: 26.56/100
• National rank: #12605
• State rank: #477 of 535 in MO

Livability — Verona

• Score: 52/100
• State rank: #866
• US rank: #25072

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Verona, MO
• Population (ZIP): 2,459

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 37,142 people
• By 2030: 36,212 · -2.5%
• By 2040: 34,080 · -8.2%
• By 2050: 31,621 · -14.9%
• By 2075: 25,987 · -30.0%
• By 2100: 20,151 · -45.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 11% Two or more races 7%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 6% German/W. Germanic 3% Other Indo-European 2%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+63.8) · D 17.6% · R 81.5%
• 2008→2024 swing: -26.8pp toward R · 2008: -37.1pp · 2024: -63.8pp
• All cycles: 2024: R+63.8 2020: R+62.6 2016: R+61.1 2012: R+47.0 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.66%
• Current HPI: 261.8764
• 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

-12.6% since first listed

4 events — show timeline

• 2026-03-26 Price Changed $69,900 SOMO
• 2026-03-21 Relisted — SOMO
• 2026-03-12 Pending — SOMO
• 2026-02-02 Listed $80,000 SOMO

Property tax history

+2.7%/yr

Latest (2025): $443 · -0.4% YoY. Source: county tax records.