106 S Mansfield Rd · Ava, MO 65608

$210,000

4 bd · 3.0 ba · 2,676 sqft · Other public records · 315 Days on market

Built 1910 1.35 ac lot $78/sqft · 11% below area Est $235k · 11% under

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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).

• ARV discount +12.3/15.0
• Cash flow +11.2/30.0
• Appreciation +9.5/10.0
• Livability +4.1/5.0
• DSCR +3.3/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks MLS

This colonial-style home, set on 1.35 acres in the city of Ava, combines timeless charm with modern updates. Having only had three owners, this massive home features a blend of original character and contemporary touches. Upon entering, you're welcomed by 10-foot ceilings and new flooring across much of the main level, extending to the primary bedroom and hallway on the second floor. Two large brick fireplaces, fueled by natural gas and propane, while expansive picture windows flood the space with natural light. The additional living areas offer further potential, with updates already enhancing the home's layout. The primary suite bathroom has been expanded to include a luxurious soaking tub, walk-in shower, double vanity, and spacious walk-in closet. An enclosed porch invites entertaining, and the extensive yard, with mature trees and room for gardening, offers a peaceful outdoor retreat. The property also includes a detached garage with its original accordion hinged door, along with two additional outbuildings at the back. This home is perfect for someone looking to add their own personal style, with all existing building supplies included in the sale of the home so come and add your finishing touches. Don't miss this unique opportunity to make this historic beauty your own!Being SOLD ''AS IS ''

Key facts

• 1.35 acre lot
• Garage
• Built 1910

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $210k.

Deal economics

• At list price, monthly cash flow is $-82 ($-984/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (29.0% below list).
• Recommended offer: $149k (29.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.6% in Ava — 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 82/100 on livability (#12 in MO, #1,299 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, commute F, employment F.
• Ava R-I (town): math 36% / reading 43% proficiency, ranked #177 of 324 in MO (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 140 active listings in the ZIP; 21 units permitted in Douglas County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (9.1% local appreciation)).
• Douglas County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.1% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 315 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $149,139 (29.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 315 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.71% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.67%
• DSCR: 0.93
• GRM: 11.7

CMA / ARV

• ARV (median comp): $235,278
• List price: $210,000
• Delta: -10.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

9.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 2.62×
• Total profit: $95,542
• Equity at exit: $174,810

10-year hold

• IRR: 19.2%
• Equity multiple: 5.80×
• Total profit: $282,466
• Equity at exit: $362,665

Cash invested: $58,800 (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 65608

• Home prices YoY: 3.8%
• Active inventory: 140
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,491 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$71 /mo · $857/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $-82

Break-even live

Break-even rent $1,595

Max offer price $195,515

Occupancy floor —

Sensitivity live

Price	-10% $37	-5% $-23	+0% $-82	+5% $-141	+10% $-201
Rent	-10% $-200	-5% $-141	+0% $-82	+5% $-23	+10% $36
Rate	-1.0pp $24	-0.5pp $-29	base $-82	+0.5pp $-136	+1.0pp $-192

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $210,000 Active 315 DOM
2. 2026-06-17
   days on market $210,000 Active 314 DOM
3. 2026-06-16
   days on market $210,000 Active 313 DOM
4. 2026-06-15
   days on market $210,000 Active 312 DOM
5. 2026-06-13
   days on market $210,000 Active 310 DOM
6. 2026-06-12
   days on market $210,000 Active 309 DOM
7. 2026-06-09
   days on market $210,000 Active 306 DOM
8. 2026-06-08
   days on market $210,000 Active 305 DOM
9. 2026-06-07
   days on market $210,000 Active 304 DOM
10. 2026-06-07
    days on market $210,000 Active 303 DOM
11. 2026-06-04
    days on market $210,000 Active 300 DOM
12. 2026-06-02
    days on market $210,000 Active 299 DOM
13. 2026-06-01
    days on market $210,000 Active 298 DOM
14. 2026-05-31
    days on market $210,000 Active 297 DOM
15. 2026-01-28
    status Active 1318-char remark

    Show marketing remark (1318 chars)

    This colonial-style home, set on 1.35 acres in the city of Ava, combines timeless charm with modern updates. Having only had three owners, this massive home features a blend of original character and contemporary touches. Upon entering, you're welcomed by 10-foot ceilings and new flooring across much of the main level, extending to the primary bedroom and hallway on the second floor. Two large brick fireplaces, fueled by natural gas and propane, while expansive picture windows flood the space with natural light. The additional living areas offer further potential, with updates already enhancing the home's layout. The primary suite bathroom has been expanded to include a luxurious soaking tub, walk-in shower, double vanity, and spacious walk-in closet. An enclosed porch invites entertaining, and the extensive yard, with mature trees and room for gardening, offers a peaceful outdoor retreat. The property also includes a detached garage with its original accordion hinged door, along with two additional outbuildings at the back. This home is perfect for someone looking to add their own personal style, with all existing building supplies included in the sale of the home so come and add your finishing touches. Don't miss this unique opportunity to make this historic beauty your own!Being SOLD ''AS IS ''

16. 2025-10-19
    price $210,000 1318-char remark

    Show marketing remark (1318 chars)

    This colonial-style home, set on 1.35 acres in the city of Ava, combines timeless charm with modern updates. Having only had three owners, this massive home features a blend of original character and contemporary touches. Upon entering, you're welcomed by 10-foot ceilings and new flooring across much of the main level, extending to the primary bedroom and hallway on the second floor. Two large brick fireplaces, fueled by natural gas and propane, while expansive picture windows flood the space with natural light. The additional living areas offer further potential, with updates already enhancing the home's layout. The primary suite bathroom has been expanded to include a luxurious soaking tub, walk-in shower, double vanity, and spacious walk-in closet. An enclosed porch invites entertaining, and the extensive yard, with mature trees and room for gardening, offers a peaceful outdoor retreat. The property also includes a detached garage with its original accordion hinged door, along with two additional outbuildings at the back. This home is perfect for someone looking to add their own personal style, with all existing building supplies included in the sale of the home so come and add your finishing touches. Don't miss this unique opportunity to make this historic beauty your own!Being SOLD ''AS IS ''

17. 2025-05-06
    status Active 1318-char remark

    Show marketing remark (1318 chars)

    This colonial-style home, set on 1.35 acres in the city of Ava, combines timeless charm with modern updates. Having only had three owners, this massive home features a blend of original character and contemporary touches. Upon entering, you're welcomed by 10-foot ceilings and new flooring across much of the main level, extending to the primary bedroom and hallway on the second floor. Two large brick fireplaces, fueled by natural gas and propane, while expansive picture windows flood the space with natural light. The additional living areas offer further potential, with updates already enhancing the home's layout. The primary suite bathroom has been expanded to include a luxurious soaking tub, walk-in shower, double vanity, and spacious walk-in closet. An enclosed porch invites entertaining, and the extensive yard, with mature trees and room for gardening, offers a peaceful outdoor retreat. The property also includes a detached garage with its original accordion hinged door, along with two additional outbuildings at the back. This home is perfect for someone looking to add their own personal style, with all existing building supplies included in the sale of the home so come and add your finishing touches. Don't miss this unique opportunity to make this historic beauty your own!Being SOLD ''AS IS ''

18. 2025-04-18
    status Pending 1318-char remark

    Show marketing remark (1318 chars)

    This colonial-style home, set on 1.35 acres in the city of Ava, combines timeless charm with modern updates. Having only had three owners, this massive home features a blend of original character and contemporary touches. Upon entering, you're welcomed by 10-foot ceilings and new flooring across much of the main level, extending to the primary bedroom and hallway on the second floor. Two large brick fireplaces, fueled by natural gas and propane, while expansive picture windows flood the space with natural light. The additional living areas offer further potential, with updates already enhancing the home's layout. The primary suite bathroom has been expanded to include a luxurious soaking tub, walk-in shower, double vanity, and spacious walk-in closet. An enclosed porch invites entertaining, and the extensive yard, with mature trees and room for gardening, offers a peaceful outdoor retreat. The property also includes a detached garage with its original accordion hinged door, along with two additional outbuildings at the back. This home is perfect for someone looking to add their own personal style, with all existing building supplies included in the sale of the home so come and add your finishing touches. Don't miss this unique opportunity to make this historic beauty your own!Being SOLD ''AS IS ''

19. 2024-10-26
    listed $225,000 Active 1318-char remark

    Show marketing remark (1318 chars)

    This colonial-style home, set on 1.35 acres in the city of Ava, combines timeless charm with modern updates. Having only had three owners, this massive home features a blend of original character and contemporary touches. Upon entering, you're welcomed by 10-foot ceilings and new flooring across much of the main level, extending to the primary bedroom and hallway on the second floor. Two large brick fireplaces, fueled by natural gas and propane, while expansive picture windows flood the space with natural light. The additional living areas offer further potential, with updates already enhancing the home's layout. The primary suite bathroom has been expanded to include a luxurious soaking tub, walk-in shower, double vanity, and spacious walk-in closet. An enclosed porch invites entertaining, and the extensive yard, with mature trees and room for gardening, offers a peaceful outdoor retreat. The property also includes a detached garage with its original accordion hinged door, along with two additional outbuildings at the back. This home is perfect for someone looking to add their own personal style, with all existing building supplies included in the sale of the home so come and add your finishing touches. Don't miss this unique opportunity to make this historic beauty your own!Being SOLD ''AS IS ''

20. 2015-10-14
    soldstatus
21. 2015-03-31
    listed $122,500
22. 2013-04-29
    listed $139,900

ⓘ 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: $857 · $71/mo
• Projected year-2 tax: $2,037 · $170/mo
• Expected delta: +$1,180/yr (+$98/mo · 137.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,897
• − Mortgage interest: −$11,763
• − Property taxes: −$857
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − Depreciation: −$6,109
• Taxable loss: −$4,746
• Est. tax savings @ 24.0%: +$1,139
• After-tax cash flow: $155/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: Ava R-I
• NCES district ID: 2904050
• Math proficiency: 36% ▼ -1.00%
• Reading proficiency: 43% ▼ -2.00%
• Median HH income: $31,148
• Composite: 32.25/100
• National rank: #5766
• State rank: #177 of 324 in MO

Livability — Ava

• Score: 82/100
• State rank: #12
• US rank: #1299

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ava, MO
• Population (ZIP): 8,478

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 12,395 people
• By 2030: 11,690 · -5.7%
• By 2040: 10,185 · -17.8%
• By 2050: 8,805 · -29.0%
• By 2075: 6,716 · -45.8%
• By 2100: 5,493 · -55.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Native American 1% Hispanic / Latino 1% Black 1%
• Common ancestry: Lithuanian 4% Slovak 2% Iranian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Douglas

• 2024 margin: Solid R (+72.0) · D 13.7% · R 85.6%
• 2008→2024 swing: -38.2pp toward R · 2008: -33.8pp · 2024: -72.0pp
• All cycles: 2024: R+72.0 2020: R+69.8 2016: R+67.5 2012: R+44.8 2008: R+33.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.05%
• Current HPI: 249.1557
• 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

+50.1% since first listed

8 events — show timeline

• 2026-01-28 Relisted — SOMO
• 2025-10-19 Price Changed $210,000 SOMO
• 2025-05-06 Relisted — SOMO
• 2025-04-18 Pending — SOMO
• 2024-10-26 Listed $225,000 SOMO
• 2015-10-14 Sold (MLS) — SOMO
• 2015-03-31 Listed $122,500 SOMO
• 2013-04-29 Listed $139,900 SOMO

Property tax history

+2.7%/yr

Latest (2025): $857 · +9.1% YoY. Source: county tax records.