601 N Harris St · Willow Springs, MO 65793

$85,000

2 bd · 1.5 ba · 1,147 sqft · Other public records · 155 Days on market

Built 1930 7,405 sqft lot

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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 +27.8/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• 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

Nice 2 bed 2 bath home older home in town. It would make a great starter home or investment property. It has a nice-sized chain-link fenced yard for your pets and an attached garage with an electric garage door opener. It also has a full unfinished basement. And the A/C has been recently replaced.

Key facts

• Attached garage
• 7,405 sq ft lot
• Garage

Tags

• CHAIN-LINK FENCED YARD
• ATTACHED GARAGE
• FULL UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($985 rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: amenities F, commute F, employment 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.
• Zoned schools: Willow Springs Elem. (math 37% / reading 42%, grade F, #537 of 1,115 statewide, top 53%, 525 students, 72% FRL); Willow Springs Middle (math 34% / reading 51%, grade D-, #140 of 391 statewide, top 38%, 369 students, 66% FRL); Willow Springs High (math 32% / reading 62%, grade D-, #155 of 521 statewide, top 32%, 387 students, 52% FRL).
• 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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: 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 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 1930 — 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. 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?
6. 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.
7. 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.
8. 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: 1.16% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.06%
• DSCR: 1.58
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 2.9%
• Equity multiple: 1.11×
• Total profit: $2,700
• Equity at exit: $12,674

10-year hold

• IRR: 12.5%
• Equity multiple: 1.99×
• Total profit: $23,488
• Equity at exit: $7,349

Cash invested: $23,800 (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: 7.2×

Monthly cashflow live

• Estimated rent: $985 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$38 /mo · $457/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $259

Break-even live

Break-even rent $657

Max offer price $85,000

Occupancy floor 69%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-03-09
   soldstatus
2. 2026-02-14
   status Pending
3. 2025-10-30
   status Active
4. 2025-09-05
   status Pending
5. 2025-07-19
   listed $85,000 Active
6. 2020-08-21
   soldstatus 298-char remark

   Show marketing remark (298 chars)

   Nice 2 bed 2 bath home older home in town. It would make a great starter home or investment property. It has a nice-sized chain-link fenced yard for your pets and an attached garage with an electric garage door opener. It also has a full unfinished basement. And the A/C has been recently replaced.

7. 2020-02-03
   listed $47,500 298-char remark

   Show marketing remark (298 chars)

   Nice 2 bed 2 bath home older home in town. It would make a great starter home or investment property. It has a nice-sized chain-link fenced yard for your pets and an attached garage with an electric garage door opener. It also has a full unfinished basement. And the A/C has been recently replaced.

8. 2013-10-15
   soldstatus
9. 1998-09-08
   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: $457 · $38/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$367/yr (+$31/mo · 80.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 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: $11,823
• − Mortgage interest: −$4,761
• − Property taxes: −$457
• − Insurance: −$425
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$2,473
• Taxable income: $1,815
• Est. tax owed @ 24.0%: −$436
• After-tax cash flow: $2,673/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

• Census place: Willow Springs, MO
• 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

+78.9% since first listed

9 events — show timeline

• 2026-03-09 Sold (Public Records) — Public Records
• 2026-02-14 Pending — SOMO
• 2025-10-30 Relisted — SOMO
• 2025-09-05 Pending — SOMO
• 2025-07-19 Listed $85,000 SOMO
• 2020-08-21 Sold (MLS) — SOMO
• 2020-02-03 Listed $47,500 SOMO
• 2013-10-15 Sold (Public Records) — Public Records
• 1998-09-08 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $457 · +11.8% YoY. Source: county tax records.