1010 N Jefferson St · Ava, MO 65608

$129,900

2 bd · 1.0 ba · 720 sqft · Other public records · 66 Days on market

Built 1940 8,712 sqft lot $180/sqft · 47% above area Est $88k · 47% over ↓ 7% since listing

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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 +19.3/30.0
• Appreciation +9.5/10.0
• DSCR +6.1/10.0
• Livability +4.1/5.0
• 1% rule +3.8/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Located on Ava Mo's main road, this building is zoned commercial, and offers prime visibility and steady traffic, making it an excellent choice for both entrepreneurs and investors. The property is operated as a 2 bed 1 bath Airbnb/rental and comes furnished with appliances and furniture, giving you the option to continue it as a turn-key rental. Inside, the space is well-suited for retail, office, or client-based services. Whether you want to launch your own business in a high-visibility location or purchase a property with proven rental potential, this building offers the potential for either one! (This property is zoned commerical)

Key facts

• Turn-key rental
• Steady traffic
• Prime visibility

Tags

• ZONED COMMERCIAL
• PRIME VISIBILITY
• STEADY TRAFFIC
• TURN-KEY RENTAL
• PROVEN RENTAL POTENTIAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $143 ($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 $114k (12.1% below list).
• Recommended offer: $114k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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 $13k of equity ($898 loan paydown + $12k 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,177 (12.1% below list)

Questions for the listing agent

1. It's been on market 66 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 1940 — 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: 0.88% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.71%
• DSCR: 1.21
• GRM: 9.5

CMA / ARV

• ARV (median comp): $88,155
• List price: $129,900
• Delta: 47.35%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 25.8%
• Equity multiple: 2.96×
• Total profit: $71,411
• Equity at exit: $108,132

10-year hold

• IRR: 22.9%
• Equity multiple: 6.53×
• Total profit: $201,273
• Equity at exit: $224,334

Cash invested: $36,372 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,142 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$24 /mo · $287/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $143

Break-even live

Break-even rent $961

Max offer price $129,900

Occupancy floor 82%

Sensitivity live

Price	-10% $216	-5% $179	+0% $143	+5% $106	+10% $69
Rent	-10% $53	-5% $98	+0% $143	+5% $188	+10% $233
Rate	-1.0pp $208	-0.5pp $176	base $143	+0.5pp $109	+1.0pp $75

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $129,900 Active 66 DOM
2. 2026-06-18
   days on market $129,900 Active 64 DOM
3. 2026-06-17
   days on market $129,900 Active 63 DOM
4. 2026-06-16
   days on market $129,900 Active 62 DOM
5. 2026-06-15
   days on market $129,900 Active 61 DOM
6. 2026-06-13
   days on market $129,900 Active 59 DOM
7. 2026-06-12
   days on market $129,900 Active 58 DOM
8. 2026-06-09
   days on market $129,900 Active 55 DOM
9. 2026-06-08
   days on market $129,900 Active 54 DOM
10. 2026-06-07
    days on market $129,900 Active 53 DOM
11. 2026-06-07
    days on market $129,900 Active 52 DOM
12. 2026-06-04
    days on market $129,900 Active 49 DOM
13. 2026-06-02
    days on market $129,900 Active 48 DOM
14. 2026-06-01
    days on market $129,900 Active 47 DOM
15. 2026-05-31
    days on market $129,900 Active 46 DOM
16. 2026-04-15
    price $129,900 642-char remark

    Show marketing remark (642 chars)

    Located on Ava Mo's main road, this building is zoned commercial, and offers prime visibility and steady traffic, making it an excellent choice for both entrepreneurs and investors. The property is operated as a 2 bed 1 bath Airbnb/rental and comes furnished with appliances and furniture, giving you the option to continue it as a turn-key rental. Inside, the space is well-suited for retail, office, or client-based services. Whether you want to launch your own business in a high-visibility location or purchase a property with proven rental potential, this building offers the potential for either one! (This property is zoned commerical)

17. 2026-04-15
    listed $139,900 Active 642-char remark

    Show marketing remark (642 chars)

    Located on Ava Mo's main road, this building is zoned commercial, and offers prime visibility and steady traffic, making it an excellent choice for both entrepreneurs and investors. The property is operated as a 2 bed 1 bath Airbnb/rental and comes furnished with appliances and furniture, giving you the option to continue it as a turn-key rental. Inside, the space is well-suited for retail, office, or client-based services. Whether you want to launch your own business in a high-visibility location or purchase a property with proven rental potential, this building offers the potential for either one! (This property is zoned commerical)

18. 2026-02-26
    soldstatus
19. 2022-07-07
    soldstatus
20. 2021-04-29
    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: $287 · $24/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$973/yr (+$81/mo · 338.6%)

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

Taxation est. · year 1

• Rental income: $13,701
• − Mortgage interest: −$7,276
• − Property taxes: −$287
• − Insurance: −$650
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$3,779
• Taxable loss: −$483
• Est. tax savings @ 24.0%: +$116
• After-tax cash flow: $1,829/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

-7.1% since first listed

5 events — show timeline

• 2026-04-15 Price Changed $129,900 SOMO
• 2026-04-15 Listed $139,900 SOMO
• 2026-02-26 Sold (Public Records) — Public Records
• 2022-07-07 Sold (Public Records) — Public Records
• 2021-04-29 Sold (Public Records) — Public Records

Property tax history

-3.3%/yr

Latest (2025): $287 · +9.0% YoY. Source: county tax records.