911 N Center St · Willow Springs, MO 65793

$165,500

4 bd · 1.5 ba · 1,446 sqft · Other public records · 25 Days on market

Built 1957 0.48 ac lot

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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 +13.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.7/10.0

Listing remarks MLS

Looking for a home that is within walking distance of city pool, school, and football field to root on your home town team? This home has that great location! This 3 bedroom 1 bath features an additional family room, stone fire place, and an unfinished basement to customize to your liking. For those who are not afraid of a little elbow grease and tools. Call to make your appointment today! In order to provide the best service, we work by appointment only.

Key facts

• Large lot
• Full basement
• Detached shop

Tags

• FULL BASEMENT
• DETACHED SHOP
• SCREENED IN BACK PORCH
• FENCED BACKYARD
• LARGE LOT
• CONVENIENT ACCESS TO CITY POOL

Property features AI

Exterior

• Parking: 2-car garage with workshop space and garage door opener; Driveway and additional off-street parking; Garage faces front
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Lap siding; Basement: full, concrete block; partially finished with interior and exterior entry and walk-out access; storage space; Year built not specified
• Exterior features: Covered front, side and rear porches (including screened); Privacy and wire fencing; Corner lot; Asphalt and gravel road access; Publicly maintained city street frontage; Metal roof

Interior

• Kitchen: Electric oven; Free-standing electric oven; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (forced air); Electric heating; Central air conditioning; Ceiling fans
• Interior features: High-speed internet; Insulated double-pane windows; Living room fireplace
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $166k.

Deal economics

• At list price, monthly cash flow is $14 ($163/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 $127k (23.0% below list).
• Recommended offer: $127k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 82 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,401 (23.0% below list)

Questions for the listing agent

1. Built in 1957 — 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. 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?
4. 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?
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: 0.77% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.35%
• DSCR: 1.02
• GRM: 10.8

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-26,025
• Equity at exit: $24,677

10-year hold

• IRR: -7.5%
• Equity multiple: 0.53×
• Total profit: $-21,845
• Equity at exit: $14,309

Cash invested: $46,340 (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: 82
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,274 medium
• Mortgage (P&I): −$868
• Tax from tax record: −$56 /mo · $672/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $14

Break-even live

Break-even rent $1,257

Max offer price $165,500

Occupancy floor 94%

Sensitivity live

Price	-10% $107	-5% $60	+0% $14	+5% $-33	+10% $-80
Rent	-10% $-87	-5% $-37	+0% $14	+5% $64	+10% $114
Rate	-1.0pp $97	-0.5pp $56	base $14	+0.5pp $-29	+1.0pp $-73

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: $41,375
• Closing costs: $4,965
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-22
   days on market $165,500 Active 25 DOM
2. 2026-06-21
   days on market $165,500 Active 24 DOM
3. 2026-06-21
   days on market $165,500 Active 23 DOM
4. 2026-06-18
   days on market $165,500 Active 21 DOM
5. 2026-06-17
   days on market $165,500 Active 20 DOM
6. 2026-06-16
   days on market $165,500 Active 19 DOM
7. 2026-06-15
   days on market $165,500 Active 18 DOM
8. 2026-06-13
   days on market $165,500 Active 16 DOM
9. 2026-06-12
   days on market $165,500 Active 15 DOM
10. 2026-06-09
    days on market $165,500 Active 12 DOM
11. 2026-06-08
    days on market $165,500 Active 11 DOM
12. 2026-06-07
    days on market $165,500 Active 10 DOM
13. 2026-06-07
    days on market $165,500 Active 9 DOM
14. 2026-06-04
    days on market $165,500 Active 6 DOM
15. 2026-06-02
    days on market $165,500 Active 5 DOM
16. 2026-06-01
    days on market $165,500 Active 4 DOM
17. 2026-05-31
    days on market $165,500 Active 3 DOM
18. 2026-05-28
    listed $165,500 Active
19. 2017-04-03
    soldstatus 459-char remark

    Show marketing remark (459 chars)

    Looking for a home that is within walking distance of city pool, school, and football field to root on your home town team? This home has that great location! This 3 bedroom 1 bath features an additional family room, stone fire place, and an unfinished basement to customize to your liking. For those who are not afraid of a little elbow grease and tools. Call to make your appointment today! In order to provide the best service, we work by appointment only.

20. 2017-04-03
    soldstatus 459-char remark

    Show marketing remark (459 chars)

    Looking for a home that is within walking distance of city pool, school, and football field to root on your home town team? This home has that great location! This 3 bedroom 1 bath features an additional family room, stone fire place, and an unfinished basement to customize to your liking. For those who are not afraid of a little elbow grease and tools. Call to make your appointment today! In order to provide the best service, we work by appointment only.

21. 2016-11-18
    listed $42,380 459-char remark

    Show marketing remark (459 chars)

    Looking for a home that is within walking distance of city pool, school, and football field to root on your home town team? This home has that great location! This 3 bedroom 1 bath features an additional family room, stone fire place, and an unfinished basement to customize to your liking. For those who are not afraid of a little elbow grease and tools. Call to make your appointment today! In order to provide the best service, we work by appointment only.

22. 2014-06-05
    listed $89,900
23. 2009-03-16
    soldstatus
24. 1995-05-30
    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: $672 · $56/mo
• Projected year-2 tax: $1,605 · $134/mo
• Expected delta: +$933/yr (+$78/mo · 138.9%)

ⓘ 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 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $15,288
• − Mortgage interest: −$9,271
• − Property taxes: −$672
• − Insurance: −$828
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$4,815
• Taxable loss: −$2,743
• Est. tax savings @ 24.0%: +$658
• After-tax cash flow: $821/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

+84.1% since first listed

7 events — show timeline

• 2026-05-28 Listed $165,500 SOMO
• 2017-04-03 Sold (MLS) — SOMO
• 2017-04-03 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-11-18 Listed $42,380 SOMO
• 2014-06-05 Listed $89,900 SOMO
• 2009-03-16 Sold (Public Records) — Public Records
• 1995-05-30 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $672 · +11.8% YoY. Source: county tax records.