301 E Webster Ave · Ava, MO 65608

$119,900

3 bd · 1.5 ba · 1,355 sqft · Other public records · 75 Days on market

Built 1935 5,663 sqft lot $88/sqft · at area comps Est $128k · 6% 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).

• Cash flow +21.0/30.0
• ARV discount +10.4/15.0
• Appreciation +9.5/10.0
• DSCR +6.7/10.0
• 1% rule +4.2/10.0
• Livability +4.1/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Super cute bungalow in a highly desirable central location, within easy walking distance to local businesses, shopping, and dining! This charming home offers three bedrooms and one-and-a-half baths, a nice, functional kitchen, and a spacious living and dining combination that's perfect for everyday living or entertaining. New heater in 2024 and new water heater in 2025. Home is also equipped with a storm shelter to give you peace of mind during bad weather events. Relax on the covered front porch and enjoy the feel of fantastic small-town living while still being close to everything you need. Whether you're looking for a great starter home or a smart investment property, this one checks all the boxes. Cute, convenient, and versatile--don't miss this one!

Key facts

• 5,663 sq ft lot
• Built 1935
• Listed 75 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (8.0% below list).
• Recommended offer: $110k (8.0% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 21 units permitted in Douglas County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($829 loan paydown + $11k 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $30k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $110,343 (8.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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: 0.92% ✗
• Cap rate: 7.98%
• Cash-on-cash: 6.01%
• DSCR: 1.27
• GRM: 9.1

CMA / ARV

• ARV (median comp): $128,154
• List price: $119,900
• Delta: -6.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 26.7%
• Equity multiple: 3.03×
• Total profit: $68,234
• Equity at exit: $99,808

10-year hold

• IRR: 23.6%
• Equity multiple: 6.68×
• Total profit: $190,794
• Equity at exit: $207,065

Cash invested: $33,572 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,103 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$25 /mo · $298/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $168

Break-even live

Break-even rent $891

Max offer price $119,900

Occupancy floor 80%

Sensitivity live

Price	-10% $236	-5% $202	+0% $168	+5% $134	+10% $100
Rent	-10% $81	-5% $125	+0% $168	+5% $212	+10% $255
Rate	-1.0pp $229	-0.5pp $199	base $168	+0.5pp $137	+1.0pp $105

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205D Knaack CT Unit 1 Ava, MO	2.0	2.0	900	$1,000	$1.11	44d	1	0.31mi
1322 Springfield Rd Unit 7 Ava, MO	2.0	2.0	1125	$1,250	$1.11	44d	1	1.04mi
1315 Airport Rd Unit 9 Ava, MO	2.0	2.0	1250	$1,250	$1.00	44d	1	1.26mi

Listing history 25 events

1. 2026-06-21
   days on market $119,900 Active 75 DOM
2. 2026-06-18
   days on market $119,900 Active 73 DOM
3. 2026-06-17
   days on market $119,900 Active 72 DOM
4. 2026-06-16
   days on market $119,900 Active 71 DOM
5. 2026-06-15
   pricedays on market $119,900 Active 70 DOM
6. 2026-06-13
   days on market $124,000 Active 68 DOM
7. 2026-06-12
   days on market $124,000 Active 67 DOM
8. 2026-06-09
   days on market $124,000 Active 64 DOM
9. 2026-06-08
   days on market $124,000 Active 63 DOM
10. 2026-06-07
    days on market $124,000 Active 62 DOM
11. 2026-06-07
    days on market $124,000 Active 61 DOM
12. 2026-06-04
    pricedays on market $124,000 Active 58 DOM
13. 2026-06-02
    days on market $128,000 Active 57 DOM
14. 2026-06-01
    days on market $128,000 Active 56 DOM
15. 2026-05-31
    days on market $128,000 Active 55 DOM
16. 2026-05-16
    price $134,900 765-char remark

    Show marketing remark (765 chars)

    Super cute bungalow in a highly desirable central location, within easy walking distance to local businesses, shopping, and dining! This charming home offers three bedrooms and one-and-a-half baths, a nice, functional kitchen, and a spacious living and dining combination that's perfect for everyday living or entertaining. New heater in 2024 and new water heater in 2025. Home is also equipped with a storm shelter to give you peace of mind during bad weather events. Relax on the covered front porch and enjoy the feel of fantastic small-town living while still being close to everything you need. Whether you're looking for a great starter home or a smart investment property, this one checks all the boxes. Cute, convenient, and versatile--don't miss this one!

17. 2026-05-06
    price $139,900 765-char remark

    Show marketing remark (765 chars)

    Super cute bungalow in a highly desirable central location, within easy walking distance to local businesses, shopping, and dining! This charming home offers three bedrooms and one-and-a-half baths, a nice, functional kitchen, and a spacious living and dining combination that's perfect for everyday living or entertaining. New heater in 2024 and new water heater in 2025. Home is also equipped with a storm shelter to give you peace of mind during bad weather events. Relax on the covered front porch and enjoy the feel of fantastic small-town living while still being close to everything you need. Whether you're looking for a great starter home or a smart investment property, this one checks all the boxes. Cute, convenient, and versatile--don't miss this one!

18. 2026-04-28
    price $144,900 765-char remark

    Show marketing remark (765 chars)

    Super cute bungalow in a highly desirable central location, within easy walking distance to local businesses, shopping, and dining! This charming home offers three bedrooms and one-and-a-half baths, a nice, functional kitchen, and a spacious living and dining combination that's perfect for everyday living or entertaining. New heater in 2024 and new water heater in 2025. Home is also equipped with a storm shelter to give you peace of mind during bad weather events. Relax on the covered front porch and enjoy the feel of fantastic small-town living while still being close to everything you need. Whether you're looking for a great starter home or a smart investment property, this one checks all the boxes. Cute, convenient, and versatile--don't miss this one!

19. 2026-04-06
    listed $149,900 Active 765-char remark

    Show marketing remark (765 chars)

    Super cute bungalow in a highly desirable central location, within easy walking distance to local businesses, shopping, and dining! This charming home offers three bedrooms and one-and-a-half baths, a nice, functional kitchen, and a spacious living and dining combination that's perfect for everyday living or entertaining. New heater in 2024 and new water heater in 2025. Home is also equipped with a storm shelter to give you peace of mind during bad weather events. Relax on the covered front porch and enjoy the feel of fantastic small-town living while still being close to everything you need. Whether you're looking for a great starter home or a smart investment property, this one checks all the boxes. Cute, convenient, and versatile--don't miss this one!

20. 2026-03-13
    price $158,000
21. 2026-02-28
    listed $159,900 Active
22. 2022-04-08
    soldstatus
23. 2022-01-22
    listed $136,900
24. 2021-08-03
    soldstatus
25. 2021-07-06
    listed $69,000

ⓘ 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: $298 · $25/mo
• Projected year-2 tax: $1,163 · $97/mo
• Expected delta: +$865/yr (+$72/mo · 289.9%)

ⓘ 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 3/10 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: $13,241
• − Mortgage interest: −$6,716
• − Property taxes: −$298
• − Insurance: −$600
• − Repairs & maintenance: −$1,059
• − Management: −$1,059
• − Depreciation: −$3,488
• Taxable income: $21
• Est. tax owed @ 24.0%: −$5
• After-tax cash flow: $2,013/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

+95.5% since first listed

10 events — show timeline

• 2026-05-16 Price Changed $134,900 SOMO
• 2026-05-06 Price Changed $139,900 SOMO
• 2026-04-28 Price Changed $144,900 SOMO
• 2026-04-06 Listed $149,900 SOMO
• 2026-03-13 Price Changed $158,000 SOMO
• 2026-02-28 Listed $159,900 SOMO
• 2022-04-08 Sold (MLS) — SOMO
• 2022-01-22 Listed $136,900 SOMO
• 2021-08-03 Sold (MLS) — SOMO
• 2021-07-06 Listed $69,000 SOMO

Property tax history

+2.7%/yr

Latest (2025): $298 · +8.6% YoY. Source: county tax records.