505 Pleasant View Ave · Trenton, MO 64683

$59,900

4 bd · 1.0 ba · 1,431 sqft · SingleFamily public records · 82 Days on market

Built 1930 10,000 sqft lot $42/sqft · 41% below area Est $83k · 28% under ↓ 13% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 1½ story home offers space, character, and a great location on a large corner lot! With 4 bedrooms (including one on the main floor) and 1 full bathroom, this home provides a flexible layout with plenty of room to spread out. The main level features a comfortable living room, dining room, and kitchen, creating a functional space for everyday living and entertaining. Even better, all appliances stay with the home, including the washer and dryer, making this move-in ready for the next owner. You'll appreciate the home's low-maintenance exterior with vinyl siding, double-pane windows, and a durable metal roof. Comfort is covered year-round with a forced air natural gas furnace and central air. The unfinished basement provides excellent storage space. Outside, enjoy relaxing on the covered front porch or take advantage of the concrete pad for convenient off-street parking. If you're looking for an affordable home with space, updates, and a great lot, 505 Pleasant View is one you'll want to see!

Key facts

• Durable metal roof
• Large corner lot
• All appliances stay

Tags

• LARGE CORNER LOT
• ALL APPLIANCES STAY
• LOW-MAINTENANCE EXTERIOR
• VINYL SIDING
• DOUBLE-PANE WINDOWS
• DURABLE METAL ROOF

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.9% vs local median 6.2% in Trenton — 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 76/100 on livability (#49 in MO, #3,686 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment C-, amenities F.
• Trenton R-IX (town): math 28% / reading 43% proficiency, ranked #223 of 324 in MO (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 50 active listings in the ZIP; 2 units permitted in Grundy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Grundy County population projected at -14% 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 82 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $56,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 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 1930 — 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. 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.
6. 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.
7. 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: 2.05% ✓
• Cap rate: 17.87%
• Cash-on-cash: 41.36%
• DSCR: 2.84
• GRM: 4.1

CMA / ARV

• ARV (median comp): $82,828
• List price: $59,900
• Delta: -27.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
431 Tindall Ave	0.36mi	3/1.5 (-1)	1,428 (-0%)	8mo	$29,900	$21	69
302 E 10th Ct	0.34mi	3/1.5 (-1)	1,516 (+6%)	0mo	$79,900	$53	67
708 Haliburton St	0.11mi	3/2.0 (-1)	1,486 (+4%)	15mo	$119,900	$81	67
502 Ridgeway St	0.20mi	3/2.0 (-1)	1,556 (+9%)	4mo	$149,900	$96	64
601 Pleasant View Ave	0.05mi	3/2.0 (-1)	1,290 (-10%)	13mo	$105,000	$81	62
114 Kavanaugh St	0.44mi	3/2.0 (-1)	1,440 (+1%)	10mo	$45,000	$31	61
419 Town And Country Ln	0.57mi	3/2.0 (-1)	1,480 (+3%)	12mo	$244,900	$165	49
1425 Norton St	0.73mi	3/1.0 (-1)	1,360 (-5%)	7mo	$99,900	$73	47
106 Kavanaugh St	0.47mi	3/1.5 (-1)	1,228 (-14%)	0mo	$124,900	$102	47
1013 Mcpherson St	0.35mi	4/2.0	1,617 (+13%)	18mo	$59,900	$37	43
906 W 13th Ct	0.73mi	4/2.0	1,588 (+11%)	9mo	$103,000	$65	36

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: 37.9%
• Equity multiple: 2.62×
• Total profit: $27,113
• Equity at exit: $8,931

10-year hold

• IRR: 44.4%
• Equity multiple: 5.24×
• Total profit: $71,036
• Equity at exit: $5,179

Cash invested: $16,772 (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 64683

• Home prices YoY: -14.6%
• Active inventory: 50
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,229 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$54 /mo · $642/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $578

Break-even live

Break-even rent $497

Max offer price $59,900

Occupancy floor 48%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-12
   statusdays on market $59,900 Pending 82 DOM
2. 2026-06-09
   days on market $59,900 Active 79 DOM
3. 2026-06-08
   days on market $59,900 Active 78 DOM
4. 2026-06-07
   days on market $59,900 Active 77 DOM
5. 2026-06-07
   pricedays on market $59,900 Active 76 DOM
6. 2026-06-04
   days on market $69,900 Active 73 DOM
7. 2026-06-02
   days on market $69,900 Active 72 DOM
8. 2026-06-01
   days on market $69,900 Active 71 DOM
9. 2026-05-31
   days on market $69,900 Active 70 DOM
10. 2026-04-15
    price $69,900 1026-char remark

    Show marketing remark (1026 chars)

    This charming 1½ story home offers space, character, and a great location on a large corner lot! With 4 bedrooms (including one on the main floor) and 1 full bathroom, this home provides a flexible layout with plenty of room to spread out. The main level features a comfortable living room, dining room, and kitchen, creating a functional space for everyday living and entertaining. Even better, all appliances stay with the home, including the washer and dryer, making this move-in ready for the next owner. You'll appreciate the home's low-maintenance exterior with vinyl siding, double-pane windows, and a durable metal roof. Comfort is covered year-round with a forced air natural gas furnace and central air. The unfinished basement provides excellent storage space. Outside, enjoy relaxing on the covered front porch or take advantage of the concrete pad for convenient off-street parking. If you're looking for an affordable home with space, updates, and a great lot, 505 Pleasant View is one you'll want to see!

11. 2026-03-23
    status Active 1026-char remark

    Show marketing remark (1026 chars)

    This charming 1½ story home offers space, character, and a great location on a large corner lot! With 4 bedrooms (including one on the main floor) and 1 full bathroom, this home provides a flexible layout with plenty of room to spread out. The main level features a comfortable living room, dining room, and kitchen, creating a functional space for everyday living and entertaining. Even better, all appliances stay with the home, including the washer and dryer, making this move-in ready for the next owner. You'll appreciate the home's low-maintenance exterior with vinyl siding, double-pane windows, and a durable metal roof. Comfort is covered year-round with a forced air natural gas furnace and central air. The unfinished basement provides excellent storage space. Outside, enjoy relaxing on the covered front porch or take advantage of the concrete pad for convenient off-street parking. If you're looking for an affordable home with space, updates, and a great lot, 505 Pleasant View is one you'll want to see!

12. 2026-03-12
    historical 1026-char remark

    Show marketing remark (1026 chars)

    This charming 1½ story home offers space, character, and a great location on a large corner lot! With 4 bedrooms (including one on the main floor) and 1 full bathroom, this home provides a flexible layout with plenty of room to spread out. The main level features a comfortable living room, dining room, and kitchen, creating a functional space for everyday living and entertaining. Even better, all appliances stay with the home, including the washer and dryer, making this move-in ready for the next owner. You'll appreciate the home's low-maintenance exterior with vinyl siding, double-pane windows, and a durable metal roof. Comfort is covered year-round with a forced air natural gas furnace and central air. The unfinished basement provides excellent storage space. Outside, enjoy relaxing on the covered front porch or take advantage of the concrete pad for convenient off-street parking. If you're looking for an affordable home with space, updates, and a great lot, 505 Pleasant View is one you'll want to see!

13. 2026-03-11
    listed $79,900 Active 1026-char remark

    Show marketing remark (1026 chars)

    This charming 1½ story home offers space, character, and a great location on a large corner lot! With 4 bedrooms (including one on the main floor) and 1 full bathroom, this home provides a flexible layout with plenty of room to spread out. The main level features a comfortable living room, dining room, and kitchen, creating a functional space for everyday living and entertaining. Even better, all appliances stay with the home, including the washer and dryer, making this move-in ready for the next owner. You'll appreciate the home's low-maintenance exterior with vinyl siding, double-pane windows, and a durable metal roof. Comfort is covered year-round with a forced air natural gas furnace and central air. The unfinished basement provides excellent storage space. Outside, enjoy relaxing on the covered front porch or take advantage of the concrete pad for convenient off-street parking. If you're looking for an affordable home with space, updates, and a great lot, 505 Pleasant View is one you'll want to see!

ⓘ 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: $642 · $54/mo
• Projected year-2 tax: $642 · $54/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,744
• − Mortgage interest: −$3,355
• − Property taxes: −$642
• − Insurance: −$300
• − Repairs & maintenance: −$1,180
• − Management: −$1,180
• − Depreciation: −$1,743
• Taxable income: $6,345
• Est. tax owed @ 24.0%: −$1,523
• After-tax cash flow: $5,413/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: Trenton R-IX
• NCES district ID: 2930360
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $37,586
• Composite: 29.52/100
• National rank: #6499
• State rank: #223 of 324 in MO

Livability — Trenton

• Score: 76/100
• State rank: #49
• US rank: #3686

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trenton, MO
• City population: 7,648
• Population (ZIP): 7,648

Population outlook (Grundy County) Hauer SSP2

• Today (2025): 9,586 people
• By 2030: 9,298 · -3.0%
• By 2040: 8,783 · -8.4%
• By 2050: 8,262 · -13.8%
• By 2075: 7,011 · -26.9%
• By 2100: 5,650 · -41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Serbian 2% Portuguese 1% Slovak 1%
• Foreign-born: 1% · China
• Languages at home: 98% English-only · German/W. Germanic 1% Chinese 1% Spanish 1%

Political lean MEDSL · Grundy

• 2024 margin: Solid R (+63.6) · D 17.8% · R 81.4%
• 2008→2024 swing: -33.5pp toward R · 2008: -30.1pp · 2024: -63.6pp
• All cycles: 2024: R+63.6 2020: R+62.8 2016: R+60.8 2012: R+41.6 2008: R+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.24%
• Current HPI: 188.2901
• 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

-12.5% since first listed

4 events — show timeline

• 2026-04-15 Price Changed $69,900 Heartland MLS as Distributed by MLS Grid
• 2026-03-23 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-03-12 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-03-11 Listed $79,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2025): $642 · +14.4% YoY. Source: county tax records.