11582 Nevada St · Weaubleau, MO 65774

$125,000

2 bd · 1.0 ba · 864 sqft · Other public records · 40 Days on market

Built 1970 8,712 sqft lot $145/sqft · 62% above area

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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 +10.8/30.0
• Appreciation +9.8/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• DSCR +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0

Listing remarks

Clean, move in ready & full of natural light in the heart of Weaubleau! This 2 bedroom, 1 bathroom home offers approximately 912 square feet with a functional layout, updated features, & an easy to maintain footprint. Inside, the home feels bright & welcoming with lots of natural light throughout. The fenced in back yard adds great usability for pets, outdoor enjoyment, or extra privacy, while the detached shop or one car garage provides valuable storage, parking, or workspace. Whether you are looking for a full time residence, rental property, or weekend getaway near Pomme de Terre Lake, this property offers flexibility at an approachable price point!Located near local ame

Key facts

• Natural light
• Detached shop
• Fenced in back yard

Tags

• NATURAL LIGHT
• FENCED IN BACK YARD
• DETACHED SHOP
• NEAR LOCAL AMENITIES
• NEARBY LAKE LIFE

Property features AI

Exterior

• Parking: Driveway; Garage faces front; 1-car garage
• Utilities: Public water; Public sewer; Propane service
• Home design: Single-family residence; One level
• Construction: Residential construction
• Exterior features: Garden; Deck; Chain link fencing; City street frontage; Public maintained road

Interior

• Kitchen: Electric oven; Free‑standing electric oven
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane forced-air heating; Central air conditioning
• Interior features: Electric oven; Free‑standing electric oven
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $-56 ($-676/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (31.9% below list).
• Recommended offer: $85k (31.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#706 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Weaubleau R-III (rural): math 45% / reading 60% proficiency, ranked #103 of 535 in MO (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Weaubleau Elem. (math 47% / reading 62%, grade C, #190 of 1,115 statewide, top 19%, 188 students, 64% FRL); Weaubleau High (math 32% / reading 47%, grade F, #247 of 521 statewide, top 55%, 160 students, 54% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: 15 active listings in the ZIP.

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (9.5% 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 (9.5% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $54k; list at $125k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $85,152 (31.9% 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 40 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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: 0.68% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.93%
• DSCR: 0.91
• GRM: 12.2

CMA / ARV

• ARV (median comp): $81,682
• List price: $125,000
• Delta: 53.03%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

9.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 2.73×
• Total profit: $60,471
• Equity at exit: $108,410

10-year hold

• IRR: 19.7%
• Equity multiple: 6.14×
• Total profit: $179,802
• Equity at exit: $229,459

Cash invested: $35,000 (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 65774

• Home prices YoY: 5.4%
• Active inventory: 15
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $852 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$21 /mo · $258/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $-56

Break-even live

Break-even rent $923

Max offer price $115,045

Occupancy floor —

Sensitivity live

Price	-10% $14	-5% $-21	+0% $-56	+5% $-234	+10% $-278
Rent	-10% $-124	-5% $-90	+0% $-56	+5% $-23	+10% $11
Rate	-1.0pp $7	-0.5pp $-25	base $-56	+0.5pp $-89	+1.0pp $-122

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $125,000 Active 40 DOM
2. 2026-06-21
   days on market $125,000 Active 39 DOM
3. 2026-06-21
   days on market $125,000 Active 38 DOM
4. 2026-06-18
   days on market $125,000 Active 36 DOM
5. 2026-06-17
   days on market $125,000 Active 35 DOM
6. 2026-06-16
   days on market $125,000 Active 34 DOM
7. 2026-06-15
   days on market $125,000 Active 33 DOM
8. 2026-06-13
   days on market $125,000 Active 31 DOM
9. 2026-06-12
   days on market $125,000 Active 30 DOM
10. 2026-06-09
    days on market $125,000 Active 27 DOM
11. 2026-06-08
    days on market $125,000 Active 26 DOM
12. 2026-06-07
    days on market $125,000 Active 25 DOM
13. 2026-06-07
    days on market $125,000 Active 24 DOM
14. 2026-06-04
    days on market $125,000 Active 21 DOM
15. 2026-06-02
    days on market $125,000 Active 20 DOM
16. 2026-06-01
    days on market $125,000 Active 19 DOM
17. 2026-05-31
    days on market $125,000 Active 18 DOM
18. 2026-05-13
    listed $140,000 Active 898-char remark
19. 2022-05-09
    soldstatus $53,500

ⓘ 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: $258 · $21/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$955/yr (+$80/mo · 370.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°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: $10,218
• − Mortgage interest: −$7,002
• − Property taxes: −$258
• − Insurance: −$625
• − Repairs & maintenance: −$817
• − Management: −$817
• − Depreciation: −$3,636
• Taxable loss: −$2,937
• Est. tax savings @ 24.0%: +$705
• After-tax cash flow: $29/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: Weaubleau R-III
• NCES district ID: 2931460
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $34,650
• Composite: 45.28/100
• National rank: #5750
• State rank: #103 of 535 in MO

Livability — Weaubleau

• Score: 56/100
• State rank: #706
• US rank: #22877

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

• Census place: Weaubleau, MO
• Population (ZIP): 1,036

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 7% Hispanic / Latino 1%
• Common ancestry: Italian 10% Slovak 3% Russian 2%

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: ▲ 9.54%
• Current HPI: 187.3217
• 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

+133.6% since first listed

3 events — show timeline

• 2026-05-22 Price Changed $125,000 SOMO
• 2026-05-13 Listed $140,000 SOMO
• 2022-05-09 Sold (Public Records) $53,500 Public Records

Property tax history

+1.9%/yr

Latest (2025): $258 · +7.7% YoY. Source: county tax records.