110 N Main St · Ravenwood, MO 64479

$60,000

2 bd · 1.0 ba · 765 sqft · Other public records · 72 Days on market

Built 1920 0.32 ac lot $78/sqft · 59% below area ↓ 22% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Wonderful little fixer upper in small town with a great school. This 2 bedroom 1 bath bungalow has lots of potential and would make someone a great little starter home or rental. Large yard with one car garage with concrete floor. Interior is in great shape. New vinyl planking in kitchen and Livingroom and updated carpet in both bedrooms. This home has so much potential. Being sold AS IS.

Key facts

• One car garage
• Vinyl planking
• Updated carpet

Tags

• LARGE YARD
• ONE CAR GARAGE
• VINYL PLANKING
• UPDATED CARPET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($843 rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#562 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime F, amenities F, commute F.
• Northeast Nodaway County R-V (rural): math 35% / reading 40% proficiency, ranked #347 of 535 in MO (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 49 units permitted in Nodaway County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($415 loan paydown + $2k appreciation (3.0% local appreciation)).
• Nodaway 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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 1920 — 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. 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. 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: 1.41% ✓
• Cap rate: 11.93%
• Cash-on-cash: 20.14%
• DSCR: 1.90
• GRM: 5.9

CMA / ARV

• ARV (median comp): $145,075
• List price: $60,000
• Delta: -58.64%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 26.4%
• Equity multiple: 2.50×
• Total profit: $25,179
• Equity at exit: $26,979

10-year hold

• IRR: 27.1%
• Equity multiple: 4.84×
• Total profit: $64,471
• Equity at exit: $41,577

Cash invested: $16,800 (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 64479

• Active inventory: 2
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $843 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$45 /mo · $536/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $282

Break-even live

Break-even rent $487

Max offer price $60,000

Occupancy floor 62%

Sensitivity live

Price	-10% $316	-5% $299	+0% $282	+5% $265	+10% $248
Rent	-10% $215	-5% $249	+0% $282	+5% $315	+10% $349
Rate	-1.0pp $312	-0.5pp $297	base $282	+0.5pp $266	+1.0pp $251

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $60,000 Active 72 DOM
2. 2026-06-18
   days on market $60,000 Active 70 DOM
3. 2026-06-17
   days on market $60,000 Active 69 DOM
4. 2026-06-16
   days on market $60,000 Active 68 DOM
5. 2026-06-15
   days on market $60,000 Active 67 DOM
6. 2026-06-13
   days on market $60,000 Active 65 DOM
7. 2026-06-12
   days on market $60,000 Active 64 DOM
8. 2026-06-09
   days on market $60,000 Active 61 DOM
9. 2026-06-08
   days on market $60,000 Active 60 DOM
10. 2026-06-07
    days on market $60,000 Active 59 DOM
11. 2026-06-05
    days on market $60,000 Active 57 DOM
12. 2026-06-04
    days on market $60,000 Active 55 DOM
13. 2026-06-02
    days on market $60,000 Active 54 DOM
14. 2026-06-01
    days on market $60,000 Active 53 DOM
15. 2026-05-31
    days on market $60,000 Active 52 DOM
16. 2026-05-09
    price $60,000 391-char remark

    Show marketing remark (391 chars)

    Wonderful little fixer upper in small town with a great school. This 2 bedroom 1 bath bungalow has lots of potential and would make someone a great little starter home or rental. Large yard with one car garage with concrete floor. Interior is in great shape. New vinyl planking in kitchen and Livingroom and updated carpet in both bedrooms. This home has so much potential. Being sold AS IS.

17. 2026-04-21
    price $72,000 391-char remark

    Show marketing remark (391 chars)

    Wonderful little fixer upper in small town with a great school. This 2 bedroom 1 bath bungalow has lots of potential and would make someone a great little starter home or rental. Large yard with one car garage with concrete floor. Interior is in great shape. New vinyl planking in kitchen and Livingroom and updated carpet in both bedrooms. This home has so much potential. Being sold AS IS.

18. 2026-04-09
    listed $77,000 Active 391-char remark

    Show marketing remark (391 chars)

    Wonderful little fixer upper in small town with a great school. This 2 bedroom 1 bath bungalow has lots of potential and would make someone a great little starter home or rental. Large yard with one car garage with concrete floor. Interior is in great shape. New vinyl planking in kitchen and Livingroom and updated carpet in both bedrooms. This home has so much potential. Being sold AS IS.

ⓘ 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: $536 · $45/mo
• Projected year-2 tax: $582 · $48/mo
• Expected delta: +$46/yr (+$4/mo · 8.5%)

ⓘ 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 3/10 Moderate 7 d/yr ≥106°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,121
• − Mortgage interest: −$3,361
• − Property taxes: −$536
• − Insurance: −$300
• − Repairs & maintenance: −$810
• − Management: −$810
• − Depreciation: −$1,745
• Taxable income: $2,559
• Est. tax owed @ 24.0%: −$614
• After-tax cash flow: $2,769/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: Northeast Nodaway County R-V
• NCES district ID: 2921660
• Math proficiency: 35% ▼ -10.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $45,476
• Composite: 34.51/100
• National rank: #10130
• State rank: #347 of 535 in MO

Livability — Ravenwood

• Score: 59/100
• State rank: #562
• US rank: #20489

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ravenwood, MO
• Population (ZIP): 1,117

Population outlook (Nodaway County) Hauer SSP2

• Today (2025): 22,010 people
• By 2030: 21,531 · -2.2%
• By 2040: 20,360 · -7.5%
• By 2050: 19,210 · -12.7%
• By 2075: 17,711 · -19.5%
• By 2100: 16,796 · -23.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Serbian 1% Lithuanian 1% Hungarian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 2%

Political lean MEDSL · Nodaway

• 2024 margin: Solid R (+43.7) · D 27.6% · R 71.4% · Other 1.0%
• 2008→2024 swing: -33.2pp toward R · 2008: -10.5pp · 2024: -43.7pp
• All cycles: 2024: R+43.7 2020: R+40.5 2016: R+40.8 2012: R+27.0 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-22.1% since first listed

3 events — show timeline

• 2026-05-09 Price Changed $60,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $72,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-09 Listed $77,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2025): $536 · +2.8% YoY. Source: county tax records.