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    Secluded Estate with Hunting and Farming Title is generated by Realmo AI

    2 East Overland Road, Nevada, MO 64772

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    Claim this Listing
    For Sale
    $557,690

    22-acre estate with versatile home, timber, and outbuilding.

    Type:Land / Unimproved Land
    Property size:
    994,039 SF
    Lot size:
    22.00 Acres
    Price / SF:
    $0.56/SF
    Added:
    May 18, 2026
    Days on Market:
    16
    Last Refresh:
    May 19 at 9:02 pm

    Property Features for 2 East Overland Road

    General Information

    Standard status
    Active
    Size
    994,039 SF
    Lot size
    22.00 Acres
    Property subtype
    Land / Unimproved Land

    We can help!

    Listing Contact
    Vanessa Leisure
    Vanessa Leisure

    Listing agent Vanessa Leisure License #2003028885

    Listing office CURTIS & SONS REALTY

    Listing date May 18, 2026

    Source Compass

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of CURTIS & SONS REALTY

    HighLights

    • 22‑acre estate with mature timber, ideal for hunting, recreation, or a hobby farm.
    • 4,000 sq ft cedar home with versatile layout, suitable for multi‑generational living or flexible configuration.
    • 40x60 outbuilding with concrete floors and 14 ft doors (RV/tractor/boat accessible), loft storage, and stubbed for a bathroom.
    • Fenced pasture area ready for horses or cattle.
    • Multiple decks offering views of timber and wildlife.
    • Two fireplaces with rock accents.

    Overview

    Nestled among trees, this 22-acre estate offers privacy and functionality. The 4,000-square-foot home features cedar siding and a versatile layout that can function as two separate living spaces or one large home. Soaring ceilings, a loft area, and walk-out basements enhance the living experience. Two fireplaces with rock accents serve as focal points. Multiple decks provide views of the timber and wildlife. The land includes mature timber suitable for hunting, trails for hiking and ATVs, a fenced portion for horses or cattle, and open ground that can be fenced for expanded pasture. A 40x60 outbuilding features concrete floors, 14 ft. doors, a loft area for storage, and is stubbed for a bathroom. This property is suitable as a private hunting retreat, a hobby farm, or a multi-generational homestead.
    Location Intelligence

    Current Use by Public Records

    Hunting land

    Suggested Use

    Restaurant Real Estate Agency Dental Office Big Box & Wholesale Store Auto Repair Shop Pharmacy Department Store Kitchen & Bath Showroom Food Market Storage Facility

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Nevada
    County
    Vernon
    State
    Missouri
    Longitude
    -94.382967
    Latitude
    37.833933

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    FAQs

    What type of property is this?
    Farm - 22-acre estate with versatile home, timber, and outbuilding.
    Where is this farm located?
    The property is located at 2 East Overland Road Nevada, MO.
    What is the asking price?
    The asking price for this property is $557,690.
    What are key features of this property?
    This property features: 22‑acre estate with mature timber, ideal for hunting, recreation, or a hobby farm.; **4,000 sq ft cedar home with versatile layout, suitable for multi‑generational living or flexible configuration.**; **40x60 outbuilding with concrete floors and 14 ft doors (RV/tractor/boat accessible), loft storage, and stubbed for a bathroom.**
    (913) 406-6380
    We can help!
    Listing Contact
    Vanessa Leisure
    Vanessa Leisure
    Real Estate License ID: 2003028885
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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