4058 County Road 5360 · Willow Springs, MO 65793

$79,900

4 bd · 2.0 ba · 1,550 sqft · Other · 141 Days on market

Built 1996 5.10 ac lot $52/sqft · 5% below area Est $84k · 5% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.9/15.0
• 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

Check out this hobby farm! This property features over 5 acres, county road frontage, water, sewer, and electric! Whether you're looking to remodel the existing home or build your dream home, this is the perfect opportunity!

Key facts

• Water
• Hobby farm
• Sewer

Tags

• HOBBY FARM
• COUNTY ROAD FRONTAGE
• WATER
• SEWER
• ELECTRIC

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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: 80 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 $552 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $15k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.62% ✓
• Cap rate: 14.55%
• Cash-on-cash: 29.48%
• DSCR: 2.31
• GRM: 5.2

CMA / ARV

• ARV (median comp): $84,316
• List price: $79,900
• Delta: -5.24%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.9%
• Equity multiple: 1.98×
• Total profit: $22,025
• Equity at exit: $11,913

10-year hold

• IRR: 31.8%
• Equity multiple: 3.87×
• Total profit: $64,127
• Equity at exit: $6,908

Cash invested: $22,372 (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 65793

• Home prices YoY: -3.8%
• Active inventory: 80
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,292 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$19 /mo · $226/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $550

Break-even live

Break-even rent $596

Max offer price $79,900

Occupancy floor 52%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $79,900 Active 141 DOM
2. 2026-06-17
   days on market $79,900 Active 140 DOM
3. 2026-06-16
   days on market $79,900 Active 139 DOM
4. 2026-06-15
   days on market $79,900 Active 138 DOM
5. 2026-06-13
   days on market $79,900 Active 136 DOM
6. 2026-06-12
   days on market $79,900 Active 135 DOM
7. 2026-06-09
   days on market $79,900 Active 132 DOM
8. 2026-06-08
   days on market $79,900 Active 131 DOM
9. 2026-06-07
   days on market $79,900 Active 130 DOM
10. 2026-06-07
    days on market $79,900 Active 129 DOM
11. 2026-06-04
    days on market $79,900 Active 126 DOM
12. 2026-06-02
    pricedays on market $79,900 Active 125 DOM
13. 2026-06-01
    days on market $84,900 Active 124 DOM
14. 2026-05-31
    days on market $84,900 Active 123 DOM
15. 2026-03-13
    price $84,900 224-char remark

    Show marketing remark (224 chars)

    Check out this hobby farm! This property features over 5 acres, county road frontage, water, sewer, and electric! Whether you're looking to remodel the existing home or build your dream home, this is the perfect opportunity!

16. 2026-01-28
    listed $95,000 Active 224-char remark

    Show marketing remark (224 chars)

    Check out this hobby farm! This property features over 5 acres, county road frontage, water, sewer, and electric! Whether you're looking to remodel the existing home or build your dream home, this is the perfect opportunity!

17. 2018-01-19
    soldstatus 478-char remark

    Show marketing remark (478 chars)

    Cute little hobby farm on 5 acres m/l! 4 bedroom, 2 bath 16x80 mobile with covered front porch sits back off road with landscaped front yard, Goldfish Koi Pond with waterfall, beautiful oak trees, garden spot, fruit trees, pigeon/chicken house, barn, storage shed, cellar, back deck, 2 electric meters and the Pheasant pens optional. There is an outside wood furnace that is 3 years old, private drilled well, lagoon and fenced on 3 sides. The washer & dryer are included.

18. 2017-12-02
    listed $69,900 478-char remark

    Show marketing remark (478 chars)

    Cute little hobby farm on 5 acres m/l! 4 bedroom, 2 bath 16x80 mobile with covered front porch sits back off road with landscaped front yard, Goldfish Koi Pond with waterfall, beautiful oak trees, garden spot, fruit trees, pigeon/chicken house, barn, storage shed, cellar, back deck, 2 electric meters and the Pheasant pens optional. There is an outside wood furnace that is 3 years old, private drilled well, lagoon and fenced on 3 sides. The washer & dryer are included.

19. 2006-10-18
    soldstatus
20. 1995-08-02
    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: $226 · $19/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$549/yr (+$46/mo · 242.6%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,505
• − Mortgage interest: −$4,476
• − Property taxes: −$226
• − Insurance: −$400
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$2,324
• Taxable income: $5,598
• Est. tax owed @ 24.0%: −$1,344
• After-tax cash flow: $5,251/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

• 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

+21.5% since first listed

6 events — show timeline

• 2026-03-13 Price Changed $84,900 SOMO
• 2026-01-28 Listed $95,000 SOMO
• 2018-01-19 Sold (MLS) — SOMO
• 2017-12-02 Listed $69,900 SOMO
• 2006-10-18 Sold (Public Records) — Public Records
• 1995-08-02 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $226 · +11.6% YoY. Source: county tax records.