615 S Cherry St · Clearmont, MO 64431

$110,000

2 bd · 1.0 ba · 1,200 sqft · Other public records · 33 Days on market

Built 1920 0.40 ac lot $92/sqft · 32% below area Est $162k · 32% under ↓ 2% since listing

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Why this score? — see what drove the C+ 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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• Appreciation +5.0/10.0
• 1% rule +4.3/10.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This spacious 7-room home offers plenty of flexibility, charm, and outdoor enjoyment! Situated on two lots (#6 & #7 – see attached photo), the property provides beautiful seasonal views of a bean/cornfield, lush grass and trees to the south and west. Take it all in from the new covered deck, a perfect spot to relax and enjoy spring, summer and fall evenings. Inside, you’ll find 3 bedrooms, plus a non-conforming bedroom and an additional bonus room that could easily serve as a dining area, home office, or mudroom to fit your needs. Easy-care wood floors run throughout, adding warmth and character. A durable metal roof offers peace of mind, while the property’s outbuil

Key facts

• Durable metal roof
• New covered deck
• 22x30 outbuilding

Tags

• NEW COVERED DECK
• DURABLE METAL ROOF
• RECENTLY REPLACED METAL ROOF
• 12X30 COVERED LEAN-TO
• 22X30 OUTBUILDING

Property features AI

Finance

• Other: Directions: 71 Hwy north from Maryville; Cherry St is 71 Hwy.
• HOA & community: No association fees

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Bungalow floor plan; Residential property
• Construction: Frame construction; Metal roof; Crawl space foundation; Originally built over 100 years ago
• Exterior features: Barn(s) and outbuilding on the property; Approximately 0.4 acres lot

Interior

• Bedrooms: 3 bedrooms
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Window air conditioning units
• Interior features: Enclosed porch
• Laundry & utility: Main-level laundry located off the kitchen; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (7.1% below list).
• Recommended offer: $102k (7.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#589 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, crime F.
• West Nodaway County R-I (rural): math 25% / reading 35% proficiency, ranked #458 of 535 in MO (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 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 $4k of equity ($761 loan paydown + $3k 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $102,212 (7.1% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.93% ✗
• Cap rate: 8.02%
• Cash-on-cash: 6.15%
• DSCR: 1.27
• GRM: 9.0

CMA / ARV

• ARV (median comp): $161,844
• List price: $110,000
• Delta: -32.03%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.2%
• Equity multiple: 1.76×
• Total profit: $23,259
• Equity at exit: $49,461

10-year hold

• IRR: 15.1%
• Equity multiple: 3.23×
• Total profit: $68,646
• Equity at exit: $76,225

Cash invested: $30,800 (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 64431

• Active inventory: 4
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,022 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$27 /mo · $322/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $158

Break-even live

Break-even rent $822

Max offer price $110,000

Occupancy floor 80%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-12
   statusdays on market $110,000 Pending 33 DOM
2. 2026-06-09
   days on market $110,000 Active 32 DOM
3. 2026-06-08
   days on market $110,000 Active 31 DOM
4. 2026-06-07
   days on market $110,000 Active 30 DOM
5. 2026-06-07
   days on market $110,000 Active 29 DOM
6. 2026-06-04
   days on market $110,000 Active 26 DOM
7. 2026-06-02
   days on market $110,000 Active 25 DOM
8. 2026-06-01
   days on market $110,000 Active 24 DOM
9. 2026-05-31
   days on market $110,000 Active 23 DOM
10. 2026-05-09
    listed $112,500 Active 1108-char remark

ⓘ 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: $322 · $27/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$745/yr (+$62/mo · 231.5%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,265
• − Mortgage interest: −$6,162
• − Property taxes: −$322
• − Insurance: −$550
• − Repairs & maintenance: −$981
• − Management: −$981
• − Depreciation: −$3,200
• Taxable income: $69
• Est. tax owed @ 24.0%: −$17
• After-tax cash flow: $1,879/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: West Nodaway County R-I
• NCES district ID: 2930900
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $41,065
• Composite: 28.16/100
• National rank: #12195
• State rank: #458 of 535 in MO

Livability — Clearmont

• Score: 58/100
• State rank: #589
• US rank: #20886

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clearmont, MO
• Population (ZIP): 401

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% Two or more races 2%
• Common ancestry: Slovak 4% Italian 2% Hungarian 1%
• Foreign-born: 0% · Canada

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

-2.2% since first listed

3 events — show timeline

• 2026-06-10 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-05-28 Price Changed $110,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-09 Listed $112,500 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.9%/yr

Latest (2025): $322 · +0.1% YoY. Source: county tax records.