207 Teal St · Ava, MO 65608

$105,000

2 bd · 1.0 ba · 832 sqft · Other public records · 46 Days on market

Built 1970 8,712 sqft lot ↓ 9% 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 +22.0/30.0
• Appreciation +9.5/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +4.5/10.0
• 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

THIS PROPERTY HAS AN ACCEPTED OFFER IN PLACE AND WILL SHOW PENDING ON THE MLS ONCE SIGNED DOCS HAVE BEEN RECEIVED FROM THE SELLER. Looking for an affordably priced home? Check out this 2 bed 1 bath home with recent updates! This home is FHA 203b Rehab eligible with repair escrow and qualifies for the FHA $100 down sales incentive. Sold AS IS. Neither the seller nor the listing broker makes any representations or warranties as to the accuracy of this listing data sheet Buyer and Buyers Agent to do their own due diligence. Visit Hud Home Store for more available HUD properties. HUD homes are SOLD AS IS. Case #292-810705

Key facts

• 8,712 sq ft lot
• Garage
• Built 1970

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $105k.

Deal economics

• At list price, monthly cash flow is $167 ($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 $100k (4.8% below list).
• Recommended offer: $100k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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; 1 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 $10k of equity ($726 loan paydown + $10k 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 $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Recommended offer $100,000 (4.8% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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: 0.95% ✗
• Cap rate: 8.20%
• Cash-on-cash: 6.81%
• DSCR: 1.30
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 27.3%
• Equity multiple: 3.07×
• Total profit: $61,001
• Equity at exit: $87,405

10-year hold

• IRR: 24.1%
• Equity multiple: 6.78×
• Total profit: $169,788
• Equity at exit: $181,333

Cash invested: $29,400 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$29 /mo · $347/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $167

Break-even live

Break-even rent $789

Max offer price $105,000

Occupancy floor 78%

Sensitivity live

Price	-10% $226	-5% $196	+0% $167	+5% $137	+10% $107
Rent	-10% $88	-5% $127	+0% $167	+5% $206	+10% $246
Rate	-1.0pp $220	-0.5pp $193	base $167	+0.5pp $140	+1.0pp $112

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	44d	1	0.84mi

Listing history 6 events

1. 2026-05-05
   status Pending 626-char remark

   Show marketing remark (626 chars)

   THIS PROPERTY HAS AN ACCEPTED OFFER IN PLACE AND WILL SHOW PENDING ON THE MLS ONCE SIGNED DOCS HAVE BEEN RECEIVED FROM THE SELLER. Looking for an affordably priced home? Check out this 2 bed 1 bath home with recent updates! This home is FHA 203b Rehab eligible with repair escrow and qualifies for the FHA $100 down sales incentive. Sold AS IS. Neither the seller nor the listing broker makes any representations or warranties as to the accuracy of this listing data sheet Buyer and Buyers Agent to do their own due diligence. Visit Hud Home Store for more available HUD properties. HUD homes are SOLD AS IS. Case #292-810705

2. 2026-03-20
   listed $105,000 Active 626-char remark

   Show marketing remark (626 chars)

   THIS PROPERTY HAS AN ACCEPTED OFFER IN PLACE AND WILL SHOW PENDING ON THE MLS ONCE SIGNED DOCS HAVE BEEN RECEIVED FROM THE SELLER. Looking for an affordably priced home? Check out this 2 bed 1 bath home with recent updates! This home is FHA 203b Rehab eligible with repair escrow and qualifies for the FHA $100 down sales incentive. Sold AS IS. Neither the seller nor the listing broker makes any representations or warranties as to the accuracy of this listing data sheet Buyer and Buyers Agent to do their own due diligence. Visit Hud Home Store for more available HUD properties. HUD homes are SOLD AS IS. Case #292-810705

3. 2023-04-25
   soldstatus
4. 2023-04-24
   soldstatus Closed 156-char remark

   Show marketing remark (156 chars)

   Nicely remodeling 2 bedroom 1 bath. New flooring, fresh paint and newer metal roof. Also, new furnace and A/C. Come take a look at this move in ready home!!

5. 2023-03-09
   status Pending 156-char remark

   Show marketing remark (156 chars)

   Nicely remodeling 2 bedroom 1 bath. New flooring, fresh paint and newer metal roof. Also, new furnace and A/C. Come take a look at this move in ready home!!

6. 2023-01-03
   listed $115,000 Active 156-char remark

   Show marketing remark (156 chars)

   Nicely remodeling 2 bedroom 1 bath. New flooring, fresh paint and newer metal roof. Also, new furnace and A/C. Come take a look at this move in ready home!!

ⓘ 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: $347 · $29/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$672/yr (+$56/mo · 193.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 18 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: $12,000
• − Mortgage interest: −$5,882
• − Property taxes: −$347
• − Insurance: −$525
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$3,055
• Taxable income: $272
• Est. tax owed @ 24.0%: −$65
• After-tax cash flow: $1,935/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

-8.7% since first listed

6 events — show timeline

• 2026-05-05 Pending — SOMO
• 2026-03-20 Listed $105,000 SOMO
• 2023-04-25 Sold (Public Records) — Public Records
• 2023-04-24 Sold (MLS) — SOMO
• 2023-03-09 Pending — SOMO
• 2023-01-03 Listed $115,000 SOMO

Property tax history

+2.7%/yr

Latest (2025): $347 · +9.9% YoY. Source: county tax records.