205 W Hamilton Ave · Ava, MO 65608

$90,000

2 bd · 1.0 ba · 960 sqft · Other public records · 225 Days on market

Built 1946 0.41 ac lot $94/sqft · 26% below area Est $126k · 28% under ↓ 36% since listing

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Why this score? — see what drove the A- 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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +9.5/10.0
• 1% rule +6.7/10.0
• 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

Charming country-style home in the heart of town. Enjoy the best of both worlds with small-town convenience and that peaceful country feel. Perfect size for easy living and simple upkeep.

Key facts

• 0.41 acre lot
• Built 1946
• Listed 225 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: 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 $9k of equity ($622 loan paydown + $8k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 225 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $30k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 225 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 1946 — 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: 1.17% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.69%
• DSCR: 1.65
• GRM: 7.1

CMA / ARV

• ARV (median comp): $125,808
• List price: $90,000
• Delta: -28.46%
• 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: 33.4%
• Equity multiple: 3.49×
• Total profit: $62,824
• Equity at exit: $74,918

10-year hold

• IRR: 29.2%
• Equity multiple: 7.68×
• Total profit: $168,269
• Equity at exit: $155,428

Cash invested: $25,200 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,055 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$15 /mo · $182/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $308

Break-even live

Break-even rent $664

Max offer price $90,000

Occupancy floor 66%

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: $22,500
• Closing costs: $2,700
• 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	43d	1	0.32mi
1322 Springfield Rd Unit 7 Ava, MO	2.0	2.0	1125	$1,250	$1.11	43d	1	1.04mi

Listing history 13 events

1. 2026-06-12
   statusdays on market $90,000 Pending 225 DOM
2. 2026-06-09
   days on market $90,000 Active 224 DOM
3. 2026-06-08
   days on market $90,000 Active 223 DOM
4. 2026-06-07
   days on market $90,000 Active 222 DOM
5. 2026-06-07
   days on market $90,000 Active 221 DOM
6. 2026-06-04
   days on market $90,000 Active 218 DOM
7. 2026-06-02
   days on market $90,000 Active 217 DOM
8. 2026-06-01
   days on market $90,000 Active 216 DOM
9. 2026-05-31
   days on market $90,000 Active 215 DOM
10. 2026-04-29
    price $90,000 187-char remark

    Show marketing remark (187 chars)

    Charming country-style home in the heart of town. Enjoy the best of both worlds with small-town convenience and that peaceful country feel. Perfect size for easy living and simple upkeep.

11. 2025-10-28
    listed $120,000 Active 187-char remark

    Show marketing remark (187 chars)

    Charming country-style home in the heart of town. Enjoy the best of both worlds with small-town convenience and that peaceful country feel. Perfect size for easy living and simple upkeep.

12. 2025-08-27
    price $120,000
13. 2024-10-21
    listed $140,000 Active

ⓘ 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: $182 · $15/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$691/yr (+$58/mo · 378.6%)

ⓘ 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 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,654
• − Mortgage interest: −$5,041
• − Property taxes: −$182
• − Insurance: −$450
• − Repairs & maintenance: −$1,012
• − Management: −$1,012
• − Depreciation: −$2,618
• Taxable income: $2,338
• Est. tax owed @ 24.0%: −$561
• After-tax cash flow: $3,140/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

-35.7% since first listed

4 events — show timeline

• 2026-04-29 Price Changed $90,000 SOMO
• 2025-10-28 Listed $120,000 SOMO
• 2025-08-27 Price Changed $120,000 SOMO
• 2024-10-21 Listed $140,000 SOMO

Property tax history

+2.8%/yr

Latest (2025): $182 · +11.0% YoY. Source: county tax records.