309 E Webster Ave · Ava, MO 65608

$91,999

3 bd · 1.0 ba · 720 sqft · Other public records · 35 Days on market

Built 1930 5,227 sqft lot $128/sqft · 12% below area Est $104k · 12% under

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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 +30.0/30.0
• ARV discount +12.7/15.0
• DSCR +10.0/10.0
• Appreciation +9.5/10.0
• 1% rule +8.2/10.0
• 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 Fixer-Upper with Endless Potential in Ava, MO - Prime Investment OpportunityLooking for a great investment opportunity in Ava, Missouri? This charming 2-bedroom, 1-bath home is full of potential for someone with vision! The home features a spacious living room and separate dining area, offering plenty of space to create cute home or rental property. Currently, the kitchen and bathroom renovations are in progress. While the sink and shower in the main bathroom need finishing, a fully functional stand-up shower and sink are available in the laundry room area, allowing you to comfortably complete the rest of the home. The toilet is operational, and the floors throughout feel solid, though the seller suggests replacing some floor joists in one section of the house. For those in need of an extra bedroom, there's an easy solution! You could convert the existing kitchen into a third bedroom and move the kitchen into the adjacent living room space. The home has a floor furnace, though the current owner uses ventless heaters for warmth and window units for cooling. Additionally, the front and back porches are enclosed, making them the perfect spot to relax and listen to the rain on the metal roof. The front yard is fenced, ideal for pets or children to play safely. The property also includes a 1-car garage with newer stairs leading into the house and extra space in the back that can be transformed into a storage area, workout room, or craft room. There's even potential to create a man cave or hobby space!For those with a green thumb, the cellar would be perfect for canning with the addition of a few shelves. While water does get in, the sump pump is fully functional, ensuring the area stays dry. Don't miss this fantastic opportunity to customize a home in Ava, MO and turn it into a great investment or personal project. The possibilities are endless! This has been appraised and priced accordingly!

Key facts

• Covered porches
• Separate dining room
• Chain link fence

Tags

• SEPARATE DINING ROOM
• COVERED PORCHES
• CHAIN LINK FENCE

Property features AI

Exterior

• Parking: Driveway; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story
• Construction: 720 above-grade finished area
• Exterior features: Enclosed patio/porch; Partial chain link fencing; Asphalt road access; Publicly maintained road; City street frontage; Lot approximately 52 x 100 (0.12 acre)

Interior

• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Ceiling fans; Window air conditioning units
• Interior features: Hardwood flooring; Basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $92k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $89k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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: 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; 21 units permitted in Douglas County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($636 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 $26k 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 35 days — a 3% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 6 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 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 $89,239 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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: 1.32% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.55%
• DSCR: 1.87
• GRM: 6.3

CMA / ARV

• ARV (median comp): $104,007
• List price: $91,999
• Delta: -11.55%
• 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: 37.2%
• Equity multiple: 3.75×
• Total profit: $70,866
• Equity at exit: $76,582

10-year hold

• IRR: 32.5%
• Equity multiple: 8.23×
• Total profit: $186,360
• Equity at exit: $158,880

Cash invested: $25,760 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,212 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$17 /mo · $203/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $420

Break-even live

Break-even rent $681

Max offer price $91,999

Occupancy floor 60%

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $91,999 Active 35 DOM
2. 2026-06-17
   days on market $91,999 Active 34 DOM
3. 2026-06-16
   days on market $91,999 Active 33 DOM
4. 2026-06-15
   days on market $91,999 Active 32 DOM
5. 2026-06-13
   days on market $91,999 Active 30 DOM
6. 2026-06-12
   days on market $91,999 Active 29 DOM
7. 2026-06-09
   days on market $91,999 Active 26 DOM
8. 2026-06-08
   days on market $91,999 Active 25 DOM
9. 2026-06-07
   days on market $91,999 Active 24 DOM
10. 2026-06-07
    days on market $91,999 Active 23 DOM
11. 2026-06-04
    days on market $91,999 Active 20 DOM
12. 2026-06-02
    days on market $91,999 Active 19 DOM
13. 2026-06-01
    days on market $91,999 Active 18 DOM
14. 2026-05-31
    days on market $91,999 Active 17 DOM
15. 2026-05-14
    listed $91,999 Active 587-char remark
16. 2025-04-08
    status Active
17. 2025-03-08
    status Pending
18. 2024-11-07
    listed $59,900 Active
19. 2024-10-18
    soldstatus Closed

    Show marketing remark (1930 chars)

    Charming Fixer-Upper with Endless Potential in Ava, MO - Prime Investment OpportunityLooking for a great investment opportunity in Ava, Missouri? This charming 2-bedroom, 1-bath home is full of potential for someone with vision! The home features a spacious living room and separate dining area, offering plenty of space to create cute home or rental property. Currently, the kitchen and bathroom renovations are in progress. While the sink and shower in the main bathroom need finishing, a fully functional stand-up shower and sink are available in the laundry room area, allowing you to comfortably complete the rest of the home. The toilet is operational, and the floors throughout feel solid, though the seller suggests replacing some floor joists in one section of the house. For those in need of an extra bedroom, there's an easy solution! You could convert the existing kitchen into a third bedroom and move the kitchen into the adjacent living room space. The home has a floor furnace, though the current owner uses ventless heaters for warmth and window units for cooling. Additionally, the front and back porches are enclosed, making them the perfect spot to relax and listen to the rain on the metal roof. The front yard is fenced, ideal for pets or children to play safely. The property also includes a 1-car garage with newer stairs leading into the house and extra space in the back that can be transformed into a storage area, workout room, or craft room. There's even potential to create a man cave or hobby space!For those with a green thumb, the cellar would be perfect for canning with the addition of a few shelves. While water does get in, the sump pump is fully functional, ensuring the area stays dry. Don't miss this fantastic opportunity to customize a home in Ava, MO and turn it into a great investment or personal project. The possibilities are endless! This has been appraised and priced accordingly!

20. 2024-10-18
    soldstatus

    Show marketing remark (1930 chars)

    Charming Fixer-Upper with Endless Potential in Ava, MO - Prime Investment OpportunityLooking for a great investment opportunity in Ava, Missouri? This charming 2-bedroom, 1-bath home is full of potential for someone with vision! The home features a spacious living room and separate dining area, offering plenty of space to create cute home or rental property. Currently, the kitchen and bathroom renovations are in progress. While the sink and shower in the main bathroom need finishing, a fully functional stand-up shower and sink are available in the laundry room area, allowing you to comfortably complete the rest of the home. The toilet is operational, and the floors throughout feel solid, though the seller suggests replacing some floor joists in one section of the house. For those in need of an extra bedroom, there's an easy solution! You could convert the existing kitchen into a third bedroom and move the kitchen into the adjacent living room space. The home has a floor furnace, though the current owner uses ventless heaters for warmth and window units for cooling. Additionally, the front and back porches are enclosed, making them the perfect spot to relax and listen to the rain on the metal roof. The front yard is fenced, ideal for pets or children to play safely. The property also includes a 1-car garage with newer stairs leading into the house and extra space in the back that can be transformed into a storage area, workout room, or craft room. There's even potential to create a man cave or hobby space!For those with a green thumb, the cellar would be perfect for canning with the addition of a few shelves. While water does get in, the sump pump is fully functional, ensuring the area stays dry. Don't miss this fantastic opportunity to customize a home in Ava, MO and turn it into a great investment or personal project. The possibilities are endless! This has been appraised and priced accordingly!

21. 2024-10-07
    status Pending

    Show marketing remark (1930 chars)

    Charming Fixer-Upper with Endless Potential in Ava, MO - Prime Investment OpportunityLooking for a great investment opportunity in Ava, Missouri? This charming 2-bedroom, 1-bath home is full of potential for someone with vision! The home features a spacious living room and separate dining area, offering plenty of space to create cute home or rental property. Currently, the kitchen and bathroom renovations are in progress. While the sink and shower in the main bathroom need finishing, a fully functional stand-up shower and sink are available in the laundry room area, allowing you to comfortably complete the rest of the home. The toilet is operational, and the floors throughout feel solid, though the seller suggests replacing some floor joists in one section of the house. For those in need of an extra bedroom, there's an easy solution! You could convert the existing kitchen into a third bedroom and move the kitchen into the adjacent living room space. The home has a floor furnace, though the current owner uses ventless heaters for warmth and window units for cooling. Additionally, the front and back porches are enclosed, making them the perfect spot to relax and listen to the rain on the metal roof. The front yard is fenced, ideal for pets or children to play safely. The property also includes a 1-car garage with newer stairs leading into the house and extra space in the back that can be transformed into a storage area, workout room, or craft room. There's even potential to create a man cave or hobby space!For those with a green thumb, the cellar would be perfect for canning with the addition of a few shelves. While water does get in, the sump pump is fully functional, ensuring the area stays dry. Don't miss this fantastic opportunity to customize a home in Ava, MO and turn it into a great investment or personal project. The possibilities are endless! This has been appraised and priced accordingly!

22. 2024-10-04
    listed $38,000 Active

    Show marketing remark (1930 chars)

    Charming Fixer-Upper with Endless Potential in Ava, MO - Prime Investment OpportunityLooking for a great investment opportunity in Ava, Missouri? This charming 2-bedroom, 1-bath home is full of potential for someone with vision! The home features a spacious living room and separate dining area, offering plenty of space to create cute home or rental property. Currently, the kitchen and bathroom renovations are in progress. While the sink and shower in the main bathroom need finishing, a fully functional stand-up shower and sink are available in the laundry room area, allowing you to comfortably complete the rest of the home. The toilet is operational, and the floors throughout feel solid, though the seller suggests replacing some floor joists in one section of the house. For those in need of an extra bedroom, there's an easy solution! You could convert the existing kitchen into a third bedroom and move the kitchen into the adjacent living room space. The home has a floor furnace, though the current owner uses ventless heaters for warmth and window units for cooling. Additionally, the front and back porches are enclosed, making them the perfect spot to relax and listen to the rain on the metal roof. The front yard is fenced, ideal for pets or children to play safely. The property also includes a 1-car garage with newer stairs leading into the house and extra space in the back that can be transformed into a storage area, workout room, or craft room. There's even potential to create a man cave or hobby space!For those with a green thumb, the cellar would be perfect for canning with the addition of a few shelves. While water does get in, the sump pump is fully functional, ensuring the area stays dry. Don't miss this fantastic opportunity to customize a home in Ava, MO and turn it into a great investment or personal project. The possibilities are endless! This has been appraised and priced accordingly!

23. 2024-08-21
    historical
24. 2024-06-12
    price $49,900
25. 2024-05-02
    listed $59,900 Active
26. 2022-09-29
    soldstatus Closed
27. 2022-09-21
    status Pending
28. 2022-09-19
    listed $37,900 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: $203 · $17/mo
• Projected year-2 tax: $892 · $74/mo
• Expected delta: +$690/yr (+$57/mo · 340.4%)

ⓘ 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: $14,540
• − Mortgage interest: −$5,153
• − Property taxes: −$203
• − Insurance: −$460
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$2,676
• Taxable income: $3,721
• Est. tax owed @ 24.0%: −$893
• After-tax cash flow: $4,142/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

+142.7% since first listed

14 events — show timeline

• 2026-05-14 Listed $91,999 SOMO
• 2025-04-08 Relisted — SOMO
• 2025-03-08 Pending — SOMO
• 2024-11-07 Listed $59,900 SOMO
• 2024-10-18 Sold (Public Records) — Public Records
• 2024-10-18 Sold (MLS) — SOMO
• 2024-10-07 Pending — SOMO
• 2024-10-04 Listed $38,000 SOMO
• 2024-08-21 Delisted — SOMO
• 2024-06-12 Price Changed $49,900 SOMO
• 2024-05-02 Listed $59,900 SOMO
• 2022-09-29 Sold (MLS) — SOMO
• 2022-09-21 Pending — SOMO
• 2022-09-19 Listed $37,900 SOMO

Property tax history

+5.7%/yr

Latest (2025): $203 · +44.6% YoY. Source: county tax records.