703 Johnson Ave · Ava, MO 65608

$186,500

2 bd · 2.0 ba · 884 sqft · Other public records · 21 Days on market

Built 1925 0.36 ac lot ↓ 6% since listing

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Why this score? — see what drove the D- 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).

• Appreciation +9.5/10.0
• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Livability +4.1/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• 1% rule +0.6/10.0

Listing remarks MLS

This beautiful and fully renovated historic property is the perfect place to call home! The front door opens up to a stunning living and kitchen area. During this renovation the owners worked hard to keep the home's character and charm! With hardwood floors, granite countertops and a butcher block topped island you can tell that love was poured into this home. There are 2 bedrooms a bathroom and laundry on the main floor as well. The front porch is a perfect place to sit and enjoy a cup of coffee or watch the kids walk to the park which is only 4 doors down. The swimming pool, ball field and city square are also within easy walking distance. Down stairs there are 3 bedrooms, a living area, storage room and a bathroom with shower. Luxury vinyl plank flooring runs throughout the lower level. During the renovation process all of the necessary things were replaced and improved to bring this home up to date. Both heating and air (hvac) units are brand new and were installed late fall 2021, all wiring was brought up to date and the whole house has new plumbing. New Low-e windows were also installed throughout the entire home. The range area is wired and plumbed for either a natural gas range or electric. This is like owning a new home with the character and charm of a century one! Call today for your showing, this one won't last long!

Key facts

• 0.36 acre lot
• Built 1925
• Listed 21 days

Property features AI

Exterior

• Parking: Private driveway; Parking pad
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Frame and stone construction; Asphalt roof; Basement: full, finished, concrete with interior and exterior entry, storage space, French drain
• Exterior features: Covered front porch; Rain gutters; Chain link fence; Corner lot with few trees; Level lot

Interior

• Kitchen: Gas oven; Free‑standing gas oven; Refrigerator
• Flooring: Hardwood; Vinyl; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Floor furnace; Natural gas heating
• Interior features: Kitchen island; Exhaust fan
• Laundry & utility: Washer and dryer; Electric water heater; Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $186k.

Deal economics

• At list price, monthly cash flow is $-270 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (25.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (44.4% below list).
• Recommended offer: $104k (44.4% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.6% in Ava — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 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.
• Zoned schools: Ava Elem. (math 42% / reading 47%, grade F, #413 of 1,115 statewide, top 42%, 544 students, 64% FRL); Ava Middle (math 36% / reading 38%, grade F, #220 of 391 statewide, top 59%, 390 students, 62% FRL); Ava High (math 32% / reading 57%, grade F, #179 of 521 statewide, top 39%, 451 students, 51% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: 139 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 21 units permitted in Douglas County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k 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.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,716 (44.4% 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. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.56% ✗
• Cap rate: 4.56%
• Cash-on-cash: -6.19%
• DSCR: 0.72
• GRM: 15.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 17.7%
• Equity multiple: 2.38×
• Total profit: $72,297
• Equity at exit: $155,248

10-year hold

• IRR: 16.7%
• Equity multiple: 5.28×
• Total profit: $223,698
• Equity at exit: $322,081

Cash invested: $52,220 (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: 139
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $1,037 medium
• Mortgage (P&I): −$978
• Tax from tax record: −$33 /mo · $398/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $-270

Break-even live

Break-even rent $1,378

Max offer price $138,883

Occupancy floor —

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: $46,625
• Closing costs: $5,595
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.14mi
1322 Springfield Rd Unit 7 Ava, MO	2.0	2.0	1125	$1,250	$1.11	44d	1	0.63mi

Listing history 13 events

1. 2026-06-12
   statusdays on market $186,500 Pending 21 DOM
2. 2026-06-09
   days on market $186,500 Active 18 DOM
3. 2026-06-08
   days on market $186,500 Active 17 DOM
4. 2026-06-07
   days on market $186,500 Active 16 DOM
5. 2026-06-07
   days on market $186,500 Active 15 DOM
6. 2026-06-04
   days on market $186,500 Active 12 DOM
7. 2026-06-02
   days on market $186,500 Active 11 DOM
8. 2026-06-01
   days on market $186,500 Active 10 DOM
9. 2026-05-31
   days on market $186,500 Active 9 DOM
10. 2026-05-22
    listed $186,500 Active
11. 2022-06-01
    soldstatus 1350-char remark

    Show marketing remark (1350 chars)

    This beautiful and fully renovated historic property is the perfect place to call home! The front door opens up to a stunning living and kitchen area. During this renovation the owners worked hard to keep the home's character and charm! With hardwood floors, granite countertops and a butcher block topped island you can tell that love was poured into this home. There are 2 bedrooms a bathroom and laundry on the main floor as well. The front porch is a perfect place to sit and enjoy a cup of coffee or watch the kids walk to the park which is only 4 doors down. The swimming pool, ball field and city square are also within easy walking distance. Down stairs there are 3 bedrooms, a living area, storage room and a bathroom with shower. Luxury vinyl plank flooring runs throughout the lower level. During the renovation process all of the necessary things were replaced and improved to bring this home up to date. Both heating and air (hvac) units are brand new and were installed late fall 2021, all wiring was brought up to date and the whole house has new plumbing. New Low-e windows were also installed throughout the entire home. The range area is wired and plumbed for either a natural gas range or electric. This is like owning a new home with the character and charm of a century one! Call today for your showing, this one won't last long!

12. 2022-04-08
    listed $198,500 1350-char remark

    Show marketing remark (1350 chars)

    This beautiful and fully renovated historic property is the perfect place to call home! The front door opens up to a stunning living and kitchen area. During this renovation the owners worked hard to keep the home's character and charm! With hardwood floors, granite countertops and a butcher block topped island you can tell that love was poured into this home. There are 2 bedrooms a bathroom and laundry on the main floor as well. The front porch is a perfect place to sit and enjoy a cup of coffee or watch the kids walk to the park which is only 4 doors down. The swimming pool, ball field and city square are also within easy walking distance. Down stairs there are 3 bedrooms, a living area, storage room and a bathroom with shower. Luxury vinyl plank flooring runs throughout the lower level. During the renovation process all of the necessary things were replaced and improved to bring this home up to date. Both heating and air (hvac) units are brand new and were installed late fall 2021, all wiring was brought up to date and the whole house has new plumbing. New Low-e windows were also installed throughout the entire home. The range area is wired and plumbed for either a natural gas range or electric. This is like owning a new home with the character and charm of a century one! Call today for your showing, this one won't last long!

13. 2021-06-14
    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: $398 · $33/mo
• Projected year-2 tax: $1,809 · $151/mo
• Expected delta: +$1,411/yr (+$118/mo · 354.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,446
• − Mortgage interest: −$10,447
• − Property taxes: −$398
• − Insurance: −$932
• − Repairs & maintenance: −$996
• − Management: −$996
• − Depreciation: −$5,425
• Taxable loss: −$6,748
• Est. tax savings @ 24.0%: +$1,620
• After-tax cash flow: $-1,615/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

-6.0% since first listed

4 events — show timeline

• 2026-05-22 Listed $186,500 SOMO
• 2022-06-01 Sold (MLS) — SOMO
• 2022-04-08 Listed $198,500 SOMO
• 2021-06-14 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $398 · +9.0% YoY. Source: county tax records.