325 S Ash St · Nevada, MO 64772

$1

2 bd · 2.0 ba · 1,790 sqft · SingleFamily public records · 52 Days on market

Built 1930 0.26 ac lot

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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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Public Auction: Estate of Barney & Mary Fisher sale day May 9th, real estate sells at noon. This 1,790 sq. ft. residence offers two bedrooms and one and a half bathrooms, characterized by timeless elegance and original hardwood floors throughout the living and dining areas. The exterior is equally impressive, boasting meticulous masonry work and a concrete patio designed for outdoor enjoyment on a spacious . 26-acre lot. Practicality meets potential here, as the home includes an unfinished basement ready for your custom finishing touches and a brand-new roof to be completed before the day of the sale. Financial benefits include remarkably low 2025 taxes of just $880.68, with 2026 taxes to be prorated to the date of closing. Whether you are looking for a solid starter home or a high-value addition to your portfolio, this property is a must-see.

Key facts

• Concrete patio
• Hardwood floors
• 0.26 acre lot

Tags

• HARDWOOD FLOORS
• ARCHITECTURAL SHINGLE ROOF
• METICULOUS MASONRY WORK
• CONCRETE PATIO

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $91,312 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).
• Cap rate 8.8% vs local median 5.0% in Nevada — 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 59/100 on livability (#519 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute 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.
• Zoned schools: Truman Elem. (math 25% / reading 41%, grade F, #744 of 1,115 statewide, top 67%, 500 students, 58% FRL); Nevada Middle (math 38% / reading 43%, grade F, #180 of 391 statewide, top 47%, 529 students, 54% FRL); Nevada High (math 38% / reading 52%, grade D-, #176 of 521 statewide, top 34%, 786 students, 48% FRL).
• Market conditions: 105 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $631 of loan paydown is wiped out by about $3k 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 52 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago 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 136967.7% of price; built in 1930 — 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. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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: 1.14% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.96%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $91,312
• List price: $1
• Delta: -100.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 S Ash St	0.00mi	2/1.5	1,790 (0%)	0mo	$1	—	98
628 S Clay St	0.29mi	3/3.0 (+1)	1,848 (+3%)	3mo	$183,000	$99	69
626 W Allison St	0.53mi	3/2.0 (+1)	1,791 (+0%)	2mo	$203,500	$114	69
519 W Cherry St	0.26mi	3/1.5 (+1)	1,712 (-4%)	6mo	$162,700	$95	68
802 S Timberbrook Dr	0.46mi	3/2.0 (+1)	1,723 (-4%)	1mo	$228,000	$132	66
511 S Clay St	0.20mi	3/2.0 (+1)	1,555 (-13%)	0mo	$167,500	$108	64
928 W Arch St	0.54mi	3/2.0 (+1)	1,868 (+4%)	1mo	$215,000	$115	62
729 W Sycamore St	0.37mi	3/2.0 (+1)	1,650 (-8%)	8mo	$130,000	$79	58
1115 S Cedar St	0.61mi	2/2.0	1,680 (-6%)	6mo	$230,000	$137	56
429 N Washington St	0.52mi	3/2.0 (+1)	1,871 (+4%)	8mo	$1	—	56
221 W Allison St	0.42mi	3/2.0 (+1)	1,587 (-11%)	3mo	$154,900	$98	54
704 W Burton St	0.69mi	3/1.0 (+1)	1,964 (+10%)	6mo	$167,500	$85	38

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-2,617
• Equity at exit: $13,615

10-year hold

• IRR: 7.0%
• Equity multiple: 1.53×
• Total profit: $13,447
• Equity at exit: $7,895

Cash invested: $25,567 (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: $1,041 medium
• Mortgage (P&I): −$479
• Tax est. 1.5%: −$114 /mo · $1,370/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $191

Break-even live

Break-even rent $799

Max offer price $91,312

Occupancy floor 77%

Sensitivity live

Price	-10% $254	-5% $223	+0% $191	+5% $159	+10% $128
Rent	-10% $109	-5% $150	+0% $191	+5% $232	+10% $273
Rate	-1.0pp $237	-0.5pp $214	base $191	+0.5pp $167	+1.0pp $143

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: $22,828
• Closing costs: $2,739
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
317 E Hickory St Nevada, MO	3.0	1.0	1296	$1,050	$0.81	45d	1	0.56mi
515 N Tower St Nevada, MO	3.0	1.0	1305	$1,025	$0.79	45d	1	0.93mi

Listing history 8 events

1. 2026-05-11
   status Pending 861-char remark

   Show marketing remark (861 chars)

   Public Auction: Estate of Barney & Mary Fisher sale day May 9th, real estate sells at noon. This 1,790 sq. ft. residence offers two bedrooms and one and a half bathrooms, characterized by timeless elegance and original hardwood floors throughout the living and dining areas. The exterior is equally impressive, boasting meticulous masonry work and a concrete patio designed for outdoor enjoyment on a spacious . 26-acre lot. Practicality meets potential here, as the home includes an unfinished basement ready for your custom finishing touches and a brand-new roof to be completed before the day of the sale. Financial benefits include remarkably low 2025 taxes of just $880.68, with 2026 taxes to be prorated to the date of closing. Whether you are looking for a solid starter home or a high-value addition to your portfolio, this property is a must-see.

2. 2026-03-20
   listed $1 Active 861-char remark

   Show marketing remark (861 chars)

   Public Auction: Estate of Barney & Mary Fisher sale day May 9th, real estate sells at noon. This 1,790 sq. ft. residence offers two bedrooms and one and a half bathrooms, characterized by timeless elegance and original hardwood floors throughout the living and dining areas. The exterior is equally impressive, boasting meticulous masonry work and a concrete patio designed for outdoor enjoyment on a spacious . 26-acre lot. Practicality meets potential here, as the home includes an unfinished basement ready for your custom finishing touches and a brand-new roof to be completed before the day of the sale. Financial benefits include remarkably low 2025 taxes of just $880.68, with 2026 taxes to be prorated to the date of closing. Whether you are looking for a solid starter home or a high-value addition to your portfolio, this property is a must-see.

3. 2012-10-10
   soldstatus $83,900
4. 2012-09-28
   soldstatus 690-char remark

   Show marketing remark (690 chars)

   The recently refinished hardwood floors in the living and dining rooms will catch your eye as you come through the front door. Home has several nice upgrades in recent years - architectural shingle roof, some storm windows, paint, electric and hvac and ductwork updates, new cabinets were added in kitchen, new concrete poured patio in back, ceiling fans and more. Brick has been re tuck pointed and porch lamps added on front porch. The flooring in both bath's is marble. Home has a sun porch in back and back there is back access to alley per owners. All light fixtures, faucets and vanities have been updated. A one year home warranty through Home Warranty Inc to be provided by seller.

5. 2012-06-18
   listed $83,900 690-char remark

   Show marketing remark (690 chars)

   The recently refinished hardwood floors in the living and dining rooms will catch your eye as you come through the front door. Home has several nice upgrades in recent years - architectural shingle roof, some storm windows, paint, electric and hvac and ductwork updates, new cabinets were added in kitchen, new concrete poured patio in back, ceiling fans and more. Brick has been re tuck pointed and porch lamps added on front porch. The flooring in both bath's is marble. Home has a sun porch in back and back there is back access to alley per owners. All light fixtures, faucets and vanities have been updated. A one year home warranty through Home Warranty Inc to be provided by seller.

6. 2011-06-29
   soldstatus $50,000
7. 1999-05-13
   soldstatus $50,000
8. 1988-09-01
   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 2/10 Low
• 🌡 Heat 5/10 Major 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: $12,486
• − Mortgage interest: −$5,115
• − Property taxes: −$1,370
• − Insurance: −$457
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$2,656
• Taxable income: $891
• Est. tax owed @ 24.0%: −$214
• After-tax cash flow: $2,078/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

Price history

+67.8% since first listed

8 events — show timeline

• 2026-05-11 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-20 Listed $1 Heartland MLS as Distributed by MLS Grid
• 2012-10-10 Sold (Public Records) $83,900 Public Records
• 2012-09-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2012-06-18 Listed $83,900 Heartland MLS as Distributed by MLS Grid
• 2011-06-29 Sold (Public Records) $50,000 Public Records
• 1999-05-13 Sold (Public Records) $50,000 Public Records
• 1988-09-01 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $881 · -0.4% YoY. Source: county tax records.