208 E 4th St · Willow Springs, MO 65793

$104,500

3 bd · 2.0 ba · 1,384 sqft · Other public records · 121 Days on market

Built 1930 0.30 ac lot $76/sqft · 15% below area Est $153k · 32% under

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.0/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.7/10.0

Listing remarks MLS

Affordable 3 bedroom (possibly 4), 2 bath home in Willow Springs featuring a detached garage/shop! This property offers a functional floor plan with spacious bedrooms and two full baths. Outside you'll find a detached shop perfect for hobbies, storage, or a workshop. Great opportunity for first-time buyers, investors, or anyone looking for small-town living at an affordable price. This property has been placed in an upcoming online event. All offers will be reviewed and responded to within 3 business days. All properties are subject to a 5% buyer's premium pursuant to the Auction Participation Agreement and Terms & Conditions (minimums will apply).

Key facts

• Detached shop
• Detached garage
• 0.3 acre lot

Tags

• DETACHED GARAGE
• DETACHED SHOP
• FUNCTIONAL FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $104k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.7% in Willow Springs — 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 62/100 on livability (#386 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: schools F, amenities F, commute F.
• Willow Springs R-IV (rural): math 34% / reading 50% proficiency, ranked #140 of 324 in MO (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 82 active listings in the ZIP; 53 units permitted in Howell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $722 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Howell County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.10% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.25%
• DSCR: 1.50
• GRM: 7.6

CMA / ARV

• ARV (median comp): $152,820
• List price: $104,500
• Delta: -31.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

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: $-3,000
• Equity at exit: $15,581

10-year hold

• IRR: 7.0%
• Equity multiple: 1.52×
• Total profit: $15,326
• Equity at exit: $9,035

Cash invested: $29,260 (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 65793

• Home prices YoY: -3.8%
• Active inventory: 82
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,153 medium
• Mortgage (P&I): −$548
• Tax from tax record: −$45 /mo · $536/yr
• Insurance: −$44
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $219

Break-even live

Break-even rent $876

Max offer price $104,500

Occupancy floor 76%

Sensitivity live

Price	-10% $278	-5% $248	+0% $219	+5% $189	+10% $160
Rent	-10% $128	-5% $173	+0% $219	+5% $264	+10% $310
Rate	-1.0pp $271	-0.5pp $245	base $219	+0.5pp $192	+1.0pp $164

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: $26,125
• Closing costs: $3,135
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $104,500 Active 121 DOM
2. 2026-06-18
   days on market $104,500 Active 119 DOM
3. 2026-06-17
   days on market $104,500 Active 118 DOM
4. 2026-06-16
   days on market $104,500 Active 117 DOM
5. 2026-06-15
   days on market $104,500 Active 116 DOM
6. 2026-06-13
   days on market $104,500 Active 114 DOM
7. 2026-06-12
   days on market $104,500 Active 113 DOM
8. 2026-06-09
   days on market $104,500 Active 110 DOM
9. 2026-06-08
   days on market $104,500 Active 109 DOM
10. 2026-06-07
    days on market $104,500 Active 108 DOM
11. 2026-06-07
    days on market $104,500 Active 107 DOM
12. 2026-06-04
    days on market $104,500 Active 104 DOM
13. 2026-06-02
    days on market $104,500 Active 103 DOM
14. 2026-06-01
    price $104,500 Active 102 DOM
15. 2026-06-01
    days on market $109,900 Active 102 DOM
16. 2026-05-31
    days on market $109,900 Active 101 DOM
17. 2026-05-19
    status Active 662-char remark

    Show marketing remark (662 chars)

    Affordable 3 bedroom (possibly 4), 2 bath home in Willow Springs featuring a detached garage/shop! This property offers a functional floor plan with spacious bedrooms and two full baths. Outside you'll find a detached shop perfect for hobbies, storage, or a workshop. Great opportunity for first-time buyers, investors, or anyone looking for small-town living at an affordable price. This property has been placed in an upcoming online event. All offers will be reviewed and responded to within 3 business days. All properties are subject to a 5% buyer's premium pursuant to the Auction Participation Agreement and Terms & Conditions (minimums will apply).

18. 2026-04-28
    price $109,900 662-char remark

    Show marketing remark (662 chars)

    Affordable 3 bedroom (possibly 4), 2 bath home in Willow Springs featuring a detached garage/shop! This property offers a functional floor plan with spacious bedrooms and two full baths. Outside you'll find a detached shop perfect for hobbies, storage, or a workshop. Great opportunity for first-time buyers, investors, or anyone looking for small-town living at an affordable price. This property has been placed in an upcoming online event. All offers will be reviewed and responded to within 3 business days. All properties are subject to a 5% buyer's premium pursuant to the Auction Participation Agreement and Terms & Conditions (minimums will apply).

19. 2026-03-27
    price $114,900 662-char remark

    Show marketing remark (662 chars)

    Affordable 3 bedroom (possibly 4), 2 bath home in Willow Springs featuring a detached garage/shop! This property offers a functional floor plan with spacious bedrooms and two full baths. Outside you'll find a detached shop perfect for hobbies, storage, or a workshop. Great opportunity for first-time buyers, investors, or anyone looking for small-town living at an affordable price. This property has been placed in an upcoming online event. All offers will be reviewed and responded to within 3 business days. All properties are subject to a 5% buyer's premium pursuant to the Auction Participation Agreement and Terms & Conditions (minimums will apply).

20. 2026-02-17
    listed $119,900 Active 662-char remark

    Show marketing remark (662 chars)

    Affordable 3 bedroom (possibly 4), 2 bath home in Willow Springs featuring a detached garage/shop! This property offers a functional floor plan with spacious bedrooms and two full baths. Outside you'll find a detached shop perfect for hobbies, storage, or a workshop. Great opportunity for first-time buyers, investors, or anyone looking for small-town living at an affordable price. This property has been placed in an upcoming online event. All offers will be reviewed and responded to within 3 business days. All properties are subject to a 5% buyer's premium pursuant to the Auction Participation Agreement and Terms & Conditions (minimums will apply).

21. 2022-03-01
    soldstatus
22. 2021-11-29
    soldstatus 597-char remark

    Show marketing remark (597 chars)

    Updated House with Shop on Large LotThis recently remodeled 3 bedroom 2 bath house sits in a nice area of Willow Springs. Plenty of updates have recently been done! There is lots of space with a large living room, kitchen, and master suite. The covered back porch is perfect for relaxing at the end of the day. There is ample storage space along with a storage room off of the front entry and a partial basement. Includes a newer furnace and hot water heater!The 480 sq ft shop has 100Amp electric service with its own panel. Plenty of room to set up a shop or store some toys. Call to see today!

23. 2021-11-24
    soldstatus
24. 2021-09-11
    listed $99,900 597-char remark

    Show marketing remark (597 chars)

    Updated House with Shop on Large LotThis recently remodeled 3 bedroom 2 bath house sits in a nice area of Willow Springs. Plenty of updates have recently been done! There is lots of space with a large living room, kitchen, and master suite. The covered back porch is perfect for relaxing at the end of the day. There is ample storage space along with a storage room off of the front entry and a partial basement. Includes a newer furnace and hot water heater!The 480 sq ft shop has 100Amp electric service with its own panel. Plenty of room to set up a shop or store some toys. Call to see today!

25. 2010-12-22
    soldstatus
26. 2004-05-10
    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: $536 · $45/mo
• Projected year-2 tax: $1,014 · $84/mo
• Expected delta: +$478/yr (+$40/mo · 89.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,831
• − Mortgage interest: −$5,854
• − Property taxes: −$536
• − Insurance: −$1,189
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$3,040
• Taxable income: $1,000
• Est. tax owed @ 24.0%: −$240
• After-tax cash flow: $2,386/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: Willow Springs R-IV
• NCES district ID: 2932070
• Math proficiency: 34% ▲ 2.00%
• Reading proficiency: 50% ▲ 2.00%
• Median HH income: $32,334
• Composite: 34.4/100
• National rank: #5207
• State rank: #140 of 324 in MO

Livability — Willow Springs

• Score: 62/100
• State rank: #386
• US rank: #16837

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Willow Springs, MO
• City population: 5,679
• Population (ZIP): 5,679

Population outlook (Howell County) Hauer SSP2

• Today (2025): 38,462 people
• By 2030: 37,240 · -3.2%
• By 2040: 34,495 · -10.3%
• By 2050: 31,450 · -18.2%
• By 2075: 23,660 · -38.5%
• By 2100: 16,373 · -57.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 4%
• Common ancestry: Romanian 2% Serbian 2% Slovak 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Spanish 1%

Political lean MEDSL · Howell

• 2024 margin: Solid R (+66.8) · D 16.2% · R 83.0%
• 2008→2024 swing: -36.0pp toward R · 2008: -30.8pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+64.2 2016: R+63.2 2012: R+43.8 2008: R+30.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.63%
• Current HPI: 220.7596
• 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

+10.0% since first listed

10 events — show timeline

• 2026-05-19 Relisted — SOMO
• 2026-04-28 Price Changed $109,900 SOMO
• 2026-03-27 Price Changed $114,900 SOMO
• 2026-02-17 Listed $119,900 SOMO
• 2022-03-01 Sold (Public Records) — Public Records
• 2021-11-29 Sold (MLS) — SOMO
• 2021-11-24 Sold (Public Records) — Public Records
• 2021-09-11 Listed $99,900 SOMO
• 2010-12-22 Sold (Public Records) — Public Records
• 2004-05-10 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $536 · +11.8% YoY. Source: county tax records.