305 E Webster Ave · Ava, MO 65608

$137,499

3 bd · 1.0 ba · 980 sqft · Other public records · 29 Days on market

Built 1930 6,098 sqft lot $140/sqft · 29% above area Est $107k · 29% over

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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).

• Cash flow +14.6/30.0
• Appreciation +9.5/10.0
• DSCR +4.5/10.0
• Livability +4.1/5.0
• Schools +3.2/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

This one will wow you right when you walk in! This beautifully renovated 2 bedroom/1 bath bungalow has all the charm with all the newness of a new build such as new windows and appliances. Every room is spacious even the laundry/pantry room off the kitchen. Enjoy your morning coffee off the covered back porch! This home is located within walking distance from the thriving town square. Also, would make a great nightly rental being it's not far from several tourist attractions such MO Fox Trotters, Laura Ingalls Wilder Museum and Glad Top Trail and other state parks!

Key facts

• Pantry area
• Front and back yards
• Large kitchen

Tags

• NEW ROOF
• SPACIOUS LIVING ROOM
• LARGE KITCHEN
• WALK-IN LAUNDRY
• PANTRY AREA
• FRONT AND BACK YARDS

Property features AI

Exterior

• Parking: Driveway with gravel surface
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Composition roof
• Exterior features: Rain gutters; Covered porch; Front porch; Deck; Has a view

Interior

• Kitchen: Gas oven; Free-standing gas oven; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Ceiling fans; Electric and natural gas heating; Baseboard heat; Fireplace heating
• Interior features: High-speed internet available; Insulated double-pane windows; Fireplace in the family room (gas)
• Laundry & utility: Washer and dryer included; Electric water heater; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $137k.

Deal economics

• At list price, monthly cash flow is $33 ($394/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 $106k (23.0% below list).
• Recommended offer: $106k (23.0% below list) — sets the bar for 1% rule.

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: 140 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 $13k of equity ($950 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 $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y 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.
• Current owner paid $24k; list at $137k implies a 485% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $105,923 (23.0% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.77% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.02%
• DSCR: 1.05
• GRM: 10.8

CMA / ARV

• ARV (median comp): $106,986
• List price: $137,499
• Delta: 28.52%
• 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: 23.0%
• Equity multiple: 2.77×
• Total profit: $68,053
• Equity at exit: $114,458

10-year hold

• IRR: 20.7%
• Equity multiple: 6.11×
• Total profit: $196,777
• Equity at exit: $237,458

Cash invested: $38,500 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,059 medium
• Mortgage (P&I): −$721
• Tax from tax record: −$26 /mo · $308/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $33

Break-even live

Break-even rent $1,018

Max offer price $137,499

Occupancy floor 92%

Sensitivity live

Price	-10% $111	-5% $72	+0% $33	+5% $-6	+10% $-45
Rent	-10% $-51	-5% $-9	+0% $33	+5% $75	+10% $116
Rate	-1.0pp $102	-0.5pp $68	base $33	+0.5pp $-3	+1.0pp $-39

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: $34,375
• Closing costs: $4,125
• 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	45d	1	0.35mi
1322 Springfield Rd Unit 7 Ava, MO	2.0	2.0	1125	$1,250	$1.11	45d	1	1.08mi

Listing history 27 events

1. 2026-06-14
   status $137,499 Pending 29 DOM
2. 2026-06-13
   days on market $137,499 Active 29 DOM
3. 2026-06-12
   days on market $137,499 Active 28 DOM
4. 2026-06-09
   days on market $137,499 Active 25 DOM
5. 2026-06-08
   days on market $137,499 Active 24 DOM
6. 2026-06-07
   days on market $137,499 Active 23 DOM
7. 2026-06-07
   days on market $137,499 Active 22 DOM
8. 2026-06-04
   pricedays on market $137,499 Active 19 DOM
9. 2026-06-02
   days on market $139,000 Active 18 DOM
10. 2026-06-01
    days on market $139,000 Active 17 DOM
11. 2026-05-31
    days on market $139,000 Active 16 DOM
12. 2026-05-15
    listed $139,000 Active 1623-char remark
13. 2026-04-12
    status Active
14. 2026-03-18
    status Active
15. 2026-03-02
    status Pending
16. 2026-01-28
    historical Active Under Contract
17. 2025-09-17
    listed $139,000 Active
18. 2023-05-05
    soldstatus
19. 2023-05-04
    soldstatus Closed

    Show marketing remark (572 chars)

    This one will wow you right when you walk in! This beautifully renovated 2 bedroom/1 bath bungalow has all the charm with all the newness of a new build such as new windows and appliances. Every room is spacious even the laundry/pantry room off the kitchen. Enjoy your morning coffee off the covered back porch! This home is located within walking distance from the thriving town square. Also, would make a great nightly rental being it's not far from several tourist attractions such MO Fox Trotters, Laura Ingalls Wilder Museum and Glad Top Trail and other state parks!

20. 2023-03-24
    status Pending

    Show marketing remark (572 chars)

    This one will wow you right when you walk in! This beautifully renovated 2 bedroom/1 bath bungalow has all the charm with all the newness of a new build such as new windows and appliances. Every room is spacious even the laundry/pantry room off the kitchen. Enjoy your morning coffee off the covered back porch! This home is located within walking distance from the thriving town square. Also, would make a great nightly rental being it's not far from several tourist attractions such MO Fox Trotters, Laura Ingalls Wilder Museum and Glad Top Trail and other state parks!

21. 2023-03-19
    status Active

    Show marketing remark (572 chars)

    This one will wow you right when you walk in! This beautifully renovated 2 bedroom/1 bath bungalow has all the charm with all the newness of a new build such as new windows and appliances. Every room is spacious even the laundry/pantry room off the kitchen. Enjoy your morning coffee off the covered back porch! This home is located within walking distance from the thriving town square. Also, would make a great nightly rental being it's not far from several tourist attractions such MO Fox Trotters, Laura Ingalls Wilder Museum and Glad Top Trail and other state parks!

22. 2023-03-15
    status Pending

    Show marketing remark (572 chars)

    This one will wow you right when you walk in! This beautifully renovated 2 bedroom/1 bath bungalow has all the charm with all the newness of a new build such as new windows and appliances. Every room is spacious even the laundry/pantry room off the kitchen. Enjoy your morning coffee off the covered back porch! This home is located within walking distance from the thriving town square. Also, would make a great nightly rental being it's not far from several tourist attractions such MO Fox Trotters, Laura Ingalls Wilder Museum and Glad Top Trail and other state parks!

23. 2023-03-06
    price $119,900

    Show marketing remark (572 chars)

    This one will wow you right when you walk in! This beautifully renovated 2 bedroom/1 bath bungalow has all the charm with all the newness of a new build such as new windows and appliances. Every room is spacious even the laundry/pantry room off the kitchen. Enjoy your morning coffee off the covered back porch! This home is located within walking distance from the thriving town square. Also, would make a great nightly rental being it's not far from several tourist attractions such MO Fox Trotters, Laura Ingalls Wilder Museum and Glad Top Trail and other state parks!

24. 2023-01-21
    listed $124,900 Active

    Show marketing remark (572 chars)

    This one will wow you right when you walk in! This beautifully renovated 2 bedroom/1 bath bungalow has all the charm with all the newness of a new build such as new windows and appliances. Every room is spacious even the laundry/pantry room off the kitchen. Enjoy your morning coffee off the covered back porch! This home is located within walking distance from the thriving town square. Also, would make a great nightly rental being it's not far from several tourist attractions such MO Fox Trotters, Laura Ingalls Wilder Museum and Glad Top Trail and other state parks!

25. 2018-07-02
    soldstatus
26. 2018-05-27
    listed $16,900
27. 2004-06-23
    soldstatus $23,500

ⓘ 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: $308 · $26/mo
• Projected year-2 tax: $1,334 · $111/mo
• Expected delta: +$1,026/yr (+$85/mo · 333.4%)

ⓘ 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: $12,711
• − Mortgage interest: −$7,702
• − Property taxes: −$308
• − Insurance: −$687
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$4,000
• Taxable loss: −$2,020
• Est. tax savings @ 24.0%: +$485
• After-tax cash flow: $878/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

+485.1% since first listed

18 events — show timeline

• 2026-06-13 Pending — SOMO
• 2026-06-03 Price Changed $137,499 SOMO
• 2026-05-15 Listed $139,000 SOMO
• 2026-04-12 Relisted — SOMO
• 2026-03-18 Relisted — SOMO
• 2026-03-02 Pending — SOMO
• 2026-01-28 Contingent — SOMO
• 2025-09-17 Listed $139,000 SOMO
• 2023-05-05 Sold (Public Records) — Public Records
• 2023-05-04 Sold (MLS) — SOMO
• 2023-03-24 Pending — SOMO
• 2023-03-19 Relisted — SOMO
• 2023-03-15 Pending — SOMO
• 2023-03-06 Price Changed $119,900 SOMO
• 2023-01-21 Listed $124,900 SOMO
• 2018-07-02 Sold (MLS) — SOMO
• 2018-05-27 Listed $16,900 SOMO
• 2004-06-23 Sold (Public Records) $23,500 Public Records

Property tax history

+5.1%/yr

Latest (2025): $308 · -0.1% YoY. Source: county tax records.