829 N West St · Nevada, MO 64772

$1

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 26 Days on market

Built 1935 0.53 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).

• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Auction July 25, 2026 at Noon. If you’ve been looking for a project with great bones and massive upside, this is it. This property is hitting the auction block! This 3-bed, 1-bath fixer-upper is the perfect canvas for your next flip or rental portfolio addition. The real crown jewel of this property is the massive 0.53-acre lot. Properties with this much level, usable yard space right in town are a rare find. It offers plenty of room to expand the current footprint, build a detached garage/shop, or design an expansive outdoor retreat.

Key facts

• Room to expand
• 0.53 acre lot
• 2 garage spots

Tags

• MASSIVE 0.53-ACRE LOT
• LEVEL USABLE YARD SPACE
• ROOM TO EXPAND
• BUILD A DETACHED GARAGE

Property features AI

Finance

• Other: Lot approximately 0.53 acres
• Financial info: Annual tax information provided
• HOA & community: No association fees

Exterior

• Parking: Detached garage that faces the front; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One-story bungalow; Facing information not provided
• Construction: Frame construction; Composition roof; Approximately 76–100 years old
• Exterior features: Front porch; Property inside city limits

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Bungalow floor plan; Crawl space basement

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $139,392 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-212 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($951 rent vs $1).

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: 105 active listings in the ZIP; 4 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 $964 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

• It's been on market 26 days — a 2% lower offer ($0) is reasonable based on typical stale-listing flexibility.
• 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: property tax is 209088.0% of price; built in 1935 — 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. 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. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.68% ✗
• Cap rate: 4.47%
• Cash-on-cash: -6.53%
• DSCR: 0.71
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $139,392
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
922 N Main St	0.32mi	3/2.0	1,056 (0%)	6mo	$169,900	$161	76
719 N Main St	0.30mi	3/1.0	1,090 (+3%)	6mo	$100,000	$92	76
1128 N Clay St	0.22mi	2/1.0 (-1)	1,020 (-3%)	5mo	$129,900	$127	75
718 N Main St	0.33mi	2/1.0 (-1)	1,098 (+4%)	1mo	$105,000	$96	72
1239 N Main St	0.35mi	2/1.0 (-1)	996 (-6%)	5mo	$107,900	$108	65
717 N Adams St	0.18mi	2/1.0 (-1)	936 (-11%)	3mo	$119,000	$127	65
835 N Clay St	0.07mi	2/2.0 (-1)	908 (-14%)	4mo	$125,000	$138	61
426 N Elizabeth St	0.31mi	2/2.0 (-1)	960 (-9%)	2mo	$167,900	$175	60
605 N West St	0.21mi	2/2.0 (-1)	1,162 (+10%)	7mo	$153,900	$132	59
610 W Ashland St	0.14mi	2/2.0 (-1)	1,211 (+15%)	2mo	$163,900	$135	58
312 E Lee St	0.58mi	3/2.0	1,096 (+4%)	6mo	$155,000	$141	58
627 W Cherry St	0.61mi	2/1.0 (-1)	1,142 (+8%)	1mo	$89,900	$79	52

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: -27.6%
• Equity multiple: 0.08×
• Total profit: $-36,093
• Equity at exit: $20,784

10-year hold

• IRR: -25.8%
• Equity multiple: -0.25×
• Total profit: $-48,779
• Equity at exit: $12,052

Cash invested: $39,030 (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: 105

Monthly cashflow live

• Estimated rent: $951 medium
• Mortgage (P&I): −$731
• Tax est. 1.5%: −$174 /mo · $2,091/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $-212

Break-even live

Break-even rent $1,219

Max offer price $108,676

Occupancy floor —

Sensitivity live

Price	-10% $-116	-5% $-164	+0% $-212	+5% $-260	+10% $-309
Rent	-10% $-287	-5% $-250	+0% $-212	+5% $-175	+10% $-137
Rate	-1.0pp $-142	-0.5pp $-177	base $-212	+0.5pp $-248	+1.0pp $-285

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: $34,848
• Closing costs: $4,182
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 N Tower St Nevada, MO	3.0	1.0	1305	$1,025	$0.79	45d	1	0.59mi
317 E Hickory St Nevada, MO	3.0	1.0	1296	$1,050	$0.81	45d	1	0.60mi
404 E Ashland St Nevada, MO	2.0	1.0	1041	$875	$0.84	45d	1	0.61mi
926 W Sycamore St Nevada, MO	3.0	1.0	1100	$850	$0.77	45d	1	0.85mi

Listing history 20 events

1. 2026-06-21
   days on market $1 Active 26 DOM
2. 2026-06-21
   days on market $1 Active 25 DOM
3. 2026-06-18
   days on market $1 Active 23 DOM
4. 2026-06-17
   days on market $1 Active 22 DOM
5. 2026-06-16
   days on market $1 Active 21 DOM
6. 2026-06-15
   days on market $1 Active 20 DOM
7. 2026-06-13
   days on market $1 Active 18 DOM
8. 2026-06-12
   days on market $1 Active 17 DOM
9. 2026-06-09
   days on market $1 Active 14 DOM
10. 2026-06-08
    days on market $1 Active 13 DOM
11. 2026-06-07
    days on market $1 Active 12 DOM
12. 2026-06-07
    days on market $1 Active 11 DOM
13. 2026-06-04
    days on market $1 Active 8 DOM
14. 2026-06-02
    days on market $1 Active 7 DOM
15. 2026-06-01
    days on market $1 Active 6 DOM
16. 2026-05-31
    days on market $1 Active 5 DOM
17. 2026-05-26
    listed $1 Active
18. 2025-06-30
    historical
19. 2025-06-20
    listed $1 Active
20. 1993-07-01
    soldstatus

ⓘ 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: $11,408
• − Mortgage interest: −$7,808
• − Property taxes: −$2,091
• − Insurance: −$697
• − Repairs & maintenance: −$913
• − Management: −$913
• − Depreciation: −$4,055
• Taxable loss: −$5,068
• Est. tax savings @ 24.0%: +$1,216
• After-tax cash flow: $-1,331/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

Property tax history

+2.2%/yr

Latest (2025): $561 · +13.6% YoY. Source: county tax records.