20494 Avery Rd · Wheatland, MO 65355

$194,999

3 bd · 2.5 ba · 1,681 sqft · Other public records · 238 Days on market

Built 1990 1.19 ac lot ↓ 14% since listing

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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 +11.7/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +3.4/10.0
• Schools +3.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks MLS

Charming Country Home on 1+ AcreThis beautiful 2-bedroom (possible 3), 2.5-bath home sits on just over an acre and blends comfort with thoughtful custom touches. It features a spacious two-car garage, storage shed, and a small dog run off the front porch -- perfect for pet owners. Inside, you'll find waterproof flooring, fresh paint, and a stunning copper-colored metal roof. The kitchen showcases sparkling quartz countertops, PEX plumbing, custom fixtures, and a tin-vaulted ceiling for rustic charm. The primary bath is a retreat of its own, with a walk-in or roll-in accessible shower, freestanding tub with a custom nook, and a wall shower featuring foot wash and multi-body jets. Added conveniences include a Murphy-style bed shelf system, heated water heater, and a water softener closet under the back of the house. Located between Warsaw and Wheatland, this country haven offers peaceful living just a short drive from both Truman Lake and Pomme de Terre Lake. Motivated Seller!

Key facts

• Quartz countertops
• Waterproof flooring
• Storage shed

Tags

• TWO CAR GARAGE
• STORAGE SHED
• DOG RUN
• WATERPROOF FLOORING
• COPPER COLORED METAL ROOF
• QUARTZ COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $195k.

Deal economics

• At list price, monthly cash flow is $-57 ($-685/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (29.1% below list).
• Recommended offer: $138k (29.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.3% in Wheatland — 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 53/100 on livability (#810 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools F, crime F, amenities F.
• Wheatland R-II (rural): math 35% / reading 40% proficiency, ranked #367 of 535 in MO (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 259 active listings in the ZIP.

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (5.5% local appreciation)).
• Hickory County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.5% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 238 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $138,270 (29.1% below list)

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. It's been on market 238 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.25%
• DSCR: 0.94
• GRM: 11.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 1.85×
• Total profit: $46,258
• Equity at exit: $115,876

10-year hold

• IRR: 13.7%
• Equity multiple: 3.57×
• Total profit: $140,592
• Equity at exit: $204,577

Cash invested: $54,600 (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 65355

• Home prices YoY: 2.4%
• Active inventory: 259
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,383 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$46 /mo · $547/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-57

Break-even live

Break-even rent $1,455

Max offer price $184,912

Occupancy floor 99%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $194,999 Active 238 DOM
2. 2026-06-17
   days on market $194,999 Active 237 DOM
3. 2026-06-16
   days on market $194,999 Active 236 DOM
4. 2026-06-15
   days on market $194,999 Active 235 DOM
5. 2026-06-14
   pricedays on market $194,999 Active 233 DOM
6. 2026-06-10
   days on market $197,500 Active 230 DOM
7. 2026-06-09
   days on market $197,500 Active 229 DOM
8. 2026-06-08
   days on market $197,500 Active 228 DOM
9. 2026-06-07
   days on market $197,500 Active 227 DOM
10. 2026-06-05
    days on market $197,500 Active 224 DOM
11. 2026-06-03
    days on market $197,500 Active 223 DOM
12. 2026-06-02
    days on market $197,500 Active 222 DOM
13. 2026-06-01
    days on market $197,500 Active 221 DOM
14. 2026-05-31
    days on market $197,500 Active 220 DOM
15. 2026-05-30
    days on market $197,500 Active 219 DOM
16. 2026-04-14
    price $197,500 989-char remark

    Show marketing remark (989 chars)

    Charming Country Home on 1+ AcreThis beautiful 2-bedroom (possible 3), 2.5-bath home sits on just over an acre and blends comfort with thoughtful custom touches. It features a spacious two-car garage, storage shed, and a small dog run off the front porch -- perfect for pet owners. Inside, you'll find waterproof flooring, fresh paint, and a stunning copper-colored metal roof. The kitchen showcases sparkling quartz countertops, PEX plumbing, custom fixtures, and a tin-vaulted ceiling for rustic charm. The primary bath is a retreat of its own, with a walk-in or roll-in accessible shower, freestanding tub with a custom nook, and a wall shower featuring foot wash and multi-body jets. Added conveniences include a Murphy-style bed shelf system, heated water heater, and a water softener closet under the back of the house. Located between Warsaw and Wheatland, this country haven offers peaceful living just a short drive from both Truman Lake and Pomme de Terre Lake. Motivated Seller!

17. 2026-02-14
    price $199,999 989-char remark

    Show marketing remark (989 chars)

    Charming Country Home on 1+ AcreThis beautiful 2-bedroom (possible 3), 2.5-bath home sits on just over an acre and blends comfort with thoughtful custom touches. It features a spacious two-car garage, storage shed, and a small dog run off the front porch -- perfect for pet owners. Inside, you'll find waterproof flooring, fresh paint, and a stunning copper-colored metal roof. The kitchen showcases sparkling quartz countertops, PEX plumbing, custom fixtures, and a tin-vaulted ceiling for rustic charm. The primary bath is a retreat of its own, with a walk-in or roll-in accessible shower, freestanding tub with a custom nook, and a wall shower featuring foot wash and multi-body jets. Added conveniences include a Murphy-style bed shelf system, heated water heater, and a water softener closet under the back of the house. Located between Warsaw and Wheatland, this country haven offers peaceful living just a short drive from both Truman Lake and Pomme de Terre Lake. Motivated Seller!

18. 2025-10-23
    listed $214,900 Active 989-char remark

    Show marketing remark (989 chars)

    Charming Country Home on 1+ AcreThis beautiful 2-bedroom (possible 3), 2.5-bath home sits on just over an acre and blends comfort with thoughtful custom touches. It features a spacious two-car garage, storage shed, and a small dog run off the front porch -- perfect for pet owners. Inside, you'll find waterproof flooring, fresh paint, and a stunning copper-colored metal roof. The kitchen showcases sparkling quartz countertops, PEX plumbing, custom fixtures, and a tin-vaulted ceiling for rustic charm. The primary bath is a retreat of its own, with a walk-in or roll-in accessible shower, freestanding tub with a custom nook, and a wall shower featuring foot wash and multi-body jets. Added conveniences include a Murphy-style bed shelf system, heated water heater, and a water softener closet under the back of the house. Located between Warsaw and Wheatland, this country haven offers peaceful living just a short drive from both Truman Lake and Pomme de Terre Lake. Motivated Seller!

19. 2025-07-08
    price $212,999
20. 2025-05-16
    price $217,000
21. 2025-03-19
    listed $227,000 Active
22. 2025-01-03
    listed $227,999 Active
23. 2024-10-11
    listed $229,000 Active
24. 2015-01-02
    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: $547 · $46/mo
• Projected year-2 tax: $1,891 · $158/mo
• Expected delta: +$1,344/yr (+$112/mo · 245.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,592
• − Mortgage interest: −$10,923
• − Property taxes: −$547
• − Insurance: −$975
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$5,673
• Taxable loss: −$4,180
• Est. tax savings @ 24.0%: +$1,003
• After-tax cash flow: $318/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: Wheatland R-II
• NCES district ID: 2931920
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $33,689
• Composite: 33.38/100
• National rank: #10558
• State rank: #367 of 535 in MO

Livability — Wheatland

• Score: 53/100
• State rank: #810
• US rank: #24271

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,029

Population outlook (Hickory County) Hauer SSP2

• Today (2025): 8,206 people
• By 2030: 7,690 · -6.3%
• By 2040: 6,780 · -17.4%
• By 2050: 6,076 · -26.0%
• By 2075: 5,088 · -38.0%
• By 2100: 4,489 · -45.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 2% Native American 1%
• Common ancestry: Slovak 3% Italian 2% Iranian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Hickory

• 2024 margin: Solid R (+61.1) · D 19.1% · R 80.2%
• 2008→2024 swing: -47.9pp toward R · 2008: -13.3pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+57.3 2016: R+53.5 2012: R+23.6 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.45%
• Current HPI: 232.6924
• 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

-13.8% since first listed

9 events — show timeline

• 2026-04-14 Price Changed $197,500 SOMO
• 2026-02-14 Price Changed $199,999 SOMO
• 2025-10-23 Listed $214,900 SOMO
• 2025-07-08 Price Changed $212,999 SOMO
• 2025-05-16 Price Changed $217,000 SOMO
• 2025-03-19 Listed $227,000 SOMO
• 2025-01-03 Listed $227,999 SOMO
• 2024-10-11 Listed $229,000 SOMO
• 2015-01-02 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $547 · +6.6% YoY. Source: county tax records.