229 S Oak St · Nevada, MO 64772

$79,900

2 bd · 1.0 ba · 988 sqft · SingleFamily public records · 25 Days on market

Built 1940 6,882 sqft lot $81/sqft · 26% below area Est $108k · 26% under

---

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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +5.8/10.0
• 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

Bungalow home ready for you to put your stamp on this great property. Lots of potential. Shared driveway. Centrally located for easy access to shopping and businesses.

Key facts

• Heat and air upgrade
• Attic fan
• Upgraded electrical

Tags

• STUCCO AND FRAME EXTERIOR
• SCREENED-IN FRONT PORCH
• HEAT AND AIR UPGRADE
• ATTIC FAN
• WASHER AND DRYER HOOKUPS
• UPGRADED ELECTRICAL

Property features AI

Finance

• Other: Not in a flood plain; Assessor-provided finished area: 988 (above grade); Lot dimensions approximately 51 x 135
• HOA & community: No association fees

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Bungalow floor plan; Residential property
• Construction: Frame and stucco & frame construction; Composition roof; Unfinished basement
• Exterior features: Screened patio/porch; Fencing (other); City lot inside city limits; Paved public road access

Interior

• Kitchen: Laminate counters
• Bedrooms: 2 bedrooms (both on the first floor)
• Flooring: Luxury vinyl; Vinyl; Wood
• Bathrooms: 1 full bathroom (vinyl flooring)
• Heating & cooling: Forced air heating; Electric cooling (has cooling)
• Interior features: Ceiling fans; Painted cabinets; Wood windows; Living/Dining combo
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($865 rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: schools C-, crime F, amenities 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.
• Market conditions: 104 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 $552 of loan paydown is wiped out by about $2k 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 25 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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: built in 1940 — 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 $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.72%
• DSCR: 1.48
• GRM: 7.7

CMA / ARV

• ARV (median comp): $108,473
• List price: $79,900
• Delta: -26.34%
• 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
254 N Elm St	0.33mi	3/1.5 (+1)	1,000 (+1%)	5mo	$110,000	$110	71
425 N Washington St	0.42mi	2/1.0	1,024 (+4%)	8mo	$1	—	67
113 S Clay St	0.45mi	2/1.0	924 (-6%)	9mo	$65,000	$70	60
717 N Adams St	0.73mi	2/1.0	936 (-5%)	3mo	$119,000	$127	54
415 W Hickory St	0.62mi	2/1.0	1,065 (+8%)	8mo	$1	—	52
511 & 515 N Ash St	0.58mi	2/0.5	1,066 (+8%)	7mo	$135,000	$127	52
718 N Main St	0.66mi	2/1.0	1,098 (+11%)	1mo	$105,000	$96	50
312 E Lee St	0.50mi	3/2.0 (+1)	1,096 (+11%)	6mo	$155,000	$141	44
611 N Clay St	0.70mi	2/1.0	1,090 (+10%)	7mo	$72,900	$67	44
719 N Main St	0.68mi	3/1.0 (+1)	1,090 (+10%)	6mo	$100,000	$92	41
702 N Cedar St	0.60mi	2/1.5	866 (-12%)	11mo	$115,000	$133	40
118 W Hickory St	0.51mi	3/2.0 (+1)	1,134 (+15%)	10mo	$172,000	$152	34

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-251
• Equity at exit: $11,913

10-year hold

• IRR: 9.3%
• Equity multiple: 1.72×
• Total profit: $16,050
• Equity at exit: $6,908

Cash invested: $22,372 (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: 104
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $865 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$31 /mo · $374/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $200

Break-even live

Break-even rent $612

Max offer price $79,900

Occupancy floor 72%

Sensitivity live

Price	-10% $245	-5% $222	+0% $200	+5% $177	+10% $155
Rent	-10% $131	-5% $166	+0% $200	+5% $234	+10% $268
Rate	-1.0pp $240	-0.5pp $220	base $200	+0.5pp $179	+1.0pp $158

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 E Ashland St Nevada, MO	2.0	1.0	1041	$875	$0.84	44d	1	0.58mi
926 W Sycamore St Nevada, MO	3.0	1.0	1100	$850	$0.77	44d	1	0.80mi

Listing history 8 events

1. 2026-04-27
   listed $79,900 Active 904-char remark
2. 2020-05-05
   soldstatus Sold 167-char remark

   Show marketing remark (167 chars)

   Bungalow home ready for you to put your stamp on this great property. Lots of potential. Shared driveway. Centrally located for easy access to shopping and businesses.

3. 2020-04-28
   status Pending 167-char remark

   Show marketing remark (167 chars)

   Bungalow home ready for you to put your stamp on this great property. Lots of potential. Shared driveway. Centrally located for easy access to shopping and businesses.

4. 2020-02-11
   listed $22,900 Active 167-char remark

   Show marketing remark (167 chars)

   Bungalow home ready for you to put your stamp on this great property. Lots of potential. Shared driveway. Centrally located for easy access to shopping and businesses.

5. 2016-12-05
   listed $20,000

   Show marketing remark (415 chars)

   Attention all investors: Put in some sweat equity & make some money. Sturdy solid Cottage that has been neglected. Hardwood floors under the carpet. fenced yard, covered porch, detached garage, partial basement. The basement has been used for another bedroom, storms, washer, dryer hookups & storage. Good rental property or good potential for a flip. Take this diamond in the rough back to it's luster!

6. 2010-02-18
   soldstatus
7. 2009-12-07
   listed $32,000
8. 1996-10-01
   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: $374 · $31/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$401/yr (+$33/mo · 107.4%)

ⓘ 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 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: $10,378
• − Mortgage interest: −$4,476
• − Property taxes: −$374
• − Insurance: −$400
• − Repairs & maintenance: −$830
• − Management: −$830
• − Depreciation: −$2,324
• Taxable income: $1,145
• Est. tax owed @ 24.0%: −$275
• After-tax cash flow: $2,123/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

+149.7% since first listed

9 events — show timeline

• 2026-05-22 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-27 Listed $79,900 Heartland MLS as Distributed by MLS Grid
• 2020-05-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-04-28 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-02-11 Listed $22,900 Heartland MLS as Distributed by MLS Grid
• 2016-12-05 Listed $20,000 Heartland MLS as Distributed by MLS Grid
• 2010-02-18 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2009-12-07 Listed $32,000 Heartland MLS as Distributed by MLS Grid
• 1996-10-01 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $374 · +13.5% YoY. Source: county tax records.