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ACTIVEsingle familyvia mls

1351 State Highway W

Ava, MO, 65608

3 bd3 ba2,210 sqftBuilt 1945

Listing courtesy of United Country-Cozort Realty, Inc. · (417) 264-7288 · MLS# SOM60328972

List price

$478,000

$216/sqft

Listing description
Hobby Farm in the Ozarks Step back in time and experience this spectacular, true American homestead! Experience the perfect blend of country charm and rural practicality on this established 21.5-acre hobby farm. This captivating property invites you to slow down and embrace a lifestyle rooted in tradition.At the heart of the property sits a beautifully remodeled 1.5-story farmhouse that shines like a penny and has been lovingly maintained. The home offers 3 bedrooms, 1 full bath, and 2 half baths, with a cozy covered front porch and a back porch for year-round enjoyment. The spacious master suite features deck access and panoramic views. The open-concept kitchen, living, and dining area is the heart of the home, showcasing granite countertops, a large island, and ample space for entertaining. A wood-burning cookstove adds warmth and rustic charm.The land is half wooded and half open, with year-round spring-fed Caney Creek running along the property. Ideal for livestock, cropland, homesteading, hunting, or recreation, the farm also features three greenhouses, a root cellar, and fruit trees.Outbuildings include a solar-powered two-car detached garage, a 32x40 equipment shed with lean-to, a 23x40 machine shed with lean-to, and a portable outbuilding converted into a cozy library.Less than a mile from Beaver Creek and convenient to Branson, Table Rock Lake, Bull Shoals Lake, Lake Taneycomo, and Springfield, this rare Ozarks property offers peaceful country living with modern conveniences nearby. Whether you're seeking a retreat or a hobby farm, this property is ready for its next chapter.
Financial analysis

Adjust the assumptions to see live results. Defaults are Branson-area estimates and will be refined with local data.

Short-term rentals aren't permitted here, so this is underwritten as a long-term rental — monthly rent and vacancy instead of nightly rate and occupancy.

Monthly cash flow

-$1,493

Cap rate

2.6%

Cash-on-cash

-18.7%

DSCR

0.41

Est. annual revenue$22,190
Property tax($4,780)
Insurance($1,912)
Utilities($0)
HOA($0)
Management($1,775)
Maintenance reserve($1,110)
Total operating expenses($9,577)
Net operating income$12,614
Down payment$95,600
Loan amount$382,400
Monthly payment (P&I)$2,544.12
Annual debt service($30,529)
Annual cash flow-$17,916

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Sydney Shepherd can confirm subdivision rules, HOA restrictions, and realistic revenue for this property.

Projections and scores are estimates for informational purposes only — not financial, investment, tax, or legal advice. Branson-area defaults are starting points; confirm local rules, rates, and revenue before making any decision.

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