WILLOW SPRINGS, MO Investment Properties - Happy Home Investor
 


WILLOW SPRINGS Search Properties

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HappyInvestor.com takes the busy work out of sifting through the massive lists of properties for sale by "cherry-picking" the properties for sale with the highest profit potential. No more browsing public property websites for hours comparing asking price to appraised value, researching much a seller has reduced the price by, or manually estimating profit potential with a calculator. Our algorithms scan the current for-sale properties to find the properties with the most potential.

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How to "Wholesale" Properties with no cash

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BUYING BELOW-TAX-APPRAISAL HOMES

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Quick Property Flip Video

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Recent Change in Price or Listing List Date Last Scanned / Date Posted Price Change Address Zip Year Built Original List DateTypePriceOriginal PriceRealtor AppraisalTax Value**Smart Appraisal (5% more than tax-value) Estimated After Repairs ValueEstimated repairsClosing FeesOffer PriceEstimated ProfitProperty Details
9/21/2019 8/24/2018 9/21/2019 9/21/2019 Access for Free 65775 1961 8/24/2018 - 394 Days Ago RealtorValue 180000 200000 203700 0 203700 13446 11880 $153,000.00 $25,374.00 View Details
9/19/2019 9/18/2019 9/22/2019 9/19/2019 Access for Free 65775 1940 9/18/2019 - 4 Days Ago RealtorValue 60000 60000 78700 0 78700 13050 3960 $51,000.00 $10,690.00 View Details
8/27/2019 8/26/2019 9/22/2019 8/27/2019 Access for Free 65775 1930 8/26/2019 - 27 Days Ago RealtorValue 47900 47900 66700 0 66700 10548 3161.4 $40,715.00 $12,275.60 View Details
6/17/2019 11/2/2018 9/21/2019 6/17/2019 Access for Free 65775 1977 11/2/2018 - 324 Days Ago Desperate 699900 899900 712200 0 712200 42777 46193.4 $559,920.00 $63,309.60 View Details
6/11/2019 1/31/2019 9/21/2019 6/11/2019 Access for Free 65775 1980 1/31/2019 - 234 Days Ago Desperate 239000 269900 259000 0 259000 21547.5 15774 $191,200.00 $30,478.50 View Details
** Motivated Sellers are sellers who have come to us through Google and filled out a form saying they need to sell their home very fast for different reasons. This is a list of motivated sellers in your state, as selected from your Primary Investment Zip selected on the Home Tab.

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Why Selling: Relocation

Asking : $90000

Repairs : $0.00

Sedalia MO 65301

  • I also have pics of the inside and out side for visual

Why Selling: Daughter in college and a single mother that owns other properties that needs rehabb.

Asking : $40000

Repairs : $0.00

Estimated Value * : $74,000.00

* Estimated Current Value of House by Seller

Saint Louis MO 63113

Why Selling: Relocating

Asking : $55000

Repairs : $0.00

Estimated Value * : $65,000.00

* Estimated Current Value of House by Seller

Kansas city MO 64130

  • Driveway carport secure patio door screen backyard patio
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Discounted properties are homes for sale that are listed well below Trulia, Zillow, or other estimate measures. You will not find a list like this anywhere else. Enjoy!

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West Plains MO 65775

Happy Investor saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Priced Below Appraisal!

Appraised at: $78,700
Asking: $60,000
Priced $18,700 below Appraisal Value!

West Plains MO 65775

Happy Investor saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Desperate Seller Property!

Price Reduced by $40,000
Asking: $159,900
Seller is Motivated. Make Offer!

West Plains MO 65775

Happy Investor saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Priced Below Appraisal!

Appraised at: $66,700
Asking: $47,900
Priced $18,800 below Appraisal Value!
Use the Tabs at the Top of This Page to Navigate the different types of properties!

West Plains MO 65775

Happy Investor saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Priced Below Appraisal!

Appraised at: $239,000
Asking: $164,900
Priced $74,100 below Appraisal Value!

West Plains MO 65775

Happy Investor saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Priced Below Appraisal!

Appraised at: $203,700
Asking: $180,000
Priced $23,700 below Appraisal Value!

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West Plains MO 65775

Happy Investor saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Desperate Seller Property!

Price Reduced by $44,400
Asking: $255,500
Seller is Motivated. Make Offer!

West Plains MO 65775

Happy Investor saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Motivated Seller

Asking: $119,000
Investor-Deal. Make Offer!

West Plains MO 65775

Happy Investor saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Desperate Seller Property!

Price Reduced by $49,001
Asking: $199,999
Seller is Motivated. Make Offer!

West Plains MO 65775

Happy Investor saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Desperate Seller Property!

Price Reduced by $12,900
Asking: $107,000
Seller is Motivated. Make Offer!

West Plains MO 65775

Happy Investor saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Desperate Seller Property!

Price Reduced by $200,000
Asking: $699,900
Seller is Motivated. Make Offer!
Use the Tabs at the Top of This Page to Navigate the different types of properties!

West Plains MO 65775

Happy Investor saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Desperate Seller Property!

Price Reduced by $30,000
Asking: $180,000
Seller is Motivated. Make Offer!

West Plains MO 65775

Happy Investor saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Desperate Seller Property!

Price Reduced by $20,000
Asking: $179,900
Seller is Motivated. Make Offer!

West Plains MO 65775

Happy Investor saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Desperate Seller Property!

Price Reduced by $20,000
Asking: $150,000
Seller is Motivated. Make Offer!

West Plains MO 65775

Happy Investor saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Desperate Seller Property!

Price Reduced by $37,000
Asking: $208,000
Seller is Motivated. Make Offer!

West Plains MO 65775

Happy Investor saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Desperate Seller Property!

Price Reduced by $15,000
Asking: $125,000
Seller is Motivated. Make Offer!

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West Plains MO 65775

Happy Investor saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Desperate Seller Property!

Price Reduced by $9,100
Asking: $89,900
Seller is Motivated. Make Offer!

West Plains MO 65775

Happy Investor saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Priced Below Appraisal!

Appraised at: $554,300
Asking: $485,000
Priced $69,300 below Appraisal Value!

West Plains MO 65775

Happy Investor saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Desperate Seller Property!

Price Reduced by $30,100
Asking: $199,900
Seller is Motivated. Make Offer!

West Plains MO 65775

Happy Investor saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Priced Below Appraisal!

Appraised at: $241,600
Asking: $199,900
Priced $41,700 below Appraisal Value!

West Plains MO 65775

Happy Investor saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Desperate Seller Property!

Price Reduced by $30,000
Asking: $249,900
Seller is Motivated. Make Offer!
Use the Tabs at the Top of This Page to Navigate the different types of properties!

West Plains MO 65775

Happy Investor saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Flip - Needs Repairs

Asking: $449,000
Investor-Deal. Make Offer!

West Plains MO 65775

Happy Investor saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Desperate Seller Property!

Price Reduced by $30,900
Asking: $239,000
Seller is Motivated. Make Offer!

West Plains MO 65775

Happy Investor saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Desperate Seller Property!

Price Reduced by $100,000
Asking: $699,900
Seller is Motivated. Make Offer!

West Plains MO 65775

Happy Investor saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Priced Below Appraisal!

Appraised at: $281,000
Asking: $224,900
Priced $56,100 below Appraisal Value!

West Plains MO 65775

Happy Investor saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Priced Below Appraisal!

Appraised at: $721,500
Asking: $599,900
Priced $121,600 below Appraisal Value!

West Plains MO 65775

Happy Investor saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Flip - Needs Repairs

Asking: $1,060,000
Investor-Deal. Make Offer!

West Plains MO 65775

Happy Investor saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Priced Below Appraisal!

Appraised at: $126,900
Asking: $69,900
Priced $57,000 below Appraisal Value!
  Use the Black tabs above to navigate the properties!

Discounted properties are homes for sale that are listed well below Trulia, Zillow, or other estimate measures. You will not find a list like this anywhere else. Enjoy!

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West Plains MO 65775

Asking : $47,900.00

Researched Value : $66,700.00

$18,800.00 Below Researched Value

HappyInvestor.com saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Below Researched Value

$18,800.00 Below Researched Value *****


View Details

West Plains MO 65775

Asking : $60,000.00

Researched Value : $78,700.00

$18,700.00 Below Researched Value

HappyInvestor.com saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Below Researched Value

$18,700.00 Below Researched Value *****


View Details

West Plains MO 65775

Asking : $69,900.00

Researched Value : $126,900.00

$57,000.00 Below Researched Value

HappyInvestor.com saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Below Researched Value

$57,000.00 Below Researched Value *****


View Details

Use the Tabs at the Top of This Page to Navigate the different types of properties!

West Plains MO 65775

Asking : $164,900.00

Researched Value : $239,000.00

$74,100.00 Below Researched Value

HappyInvestor.com saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Below Researched Value

$74,100.00 Below Researched Value *****


View Details

West Plains MO 65775

Asking : $180,000.00

Researched Value : $203,700.00

$23,700.00 Below Researched Value

HappyInvestor.com saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Below Researched Value

$23,700.00 Below Researched Value *****


View Details

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West Plains MO 65775

Asking : $199,900.00

Researched Value : $241,600.00

$41,700.00 Below Researched Value

HappyInvestor.com saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Below Researched Value

$41,700.00 Below Researched Value *****


View Details

West Plains MO 65775

Asking : $224,900.00

Researched Value : $281,000.00

$56,100.00 Below Researched Value

HappyInvestor.com saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Below Researched Value

$56,100.00 Below Researched Value *****


View Details

West Plains MO 65775

Asking : $485,000.00

Researched Value : $554,300.00

$69,300.00 Below Researched Value

HappyInvestor.com saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Below Researched Value

$69,300.00 Below Researched Value *****


View Details

West Plains MO 65775

Asking : $599,900.00

Researched Value : $721,500.00

$121,600.00 Below Researched Value

HappyInvestor.com saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Below Researched Value

$121,600.00 Below Researched Value *****


View Details

** Lenders are individuals that have come to us and filled out a form saying they would like to lend on real estate. Most of them prefer a collateral-backed real estate loan over investing in an unsecure stock market. If you're tired of paying high hard-money rates or filling out too many forms for a rental property loan and have a property you would like to buy? We reccommend letting one of these Lenders know about your flip or rental property. Negotiate the rate, years, and your down payment with them and have a local real estate attorney close the deal for you. Enjoy!

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Zoeb - Lending $1,000,000.00

Lender Name : Zoeb Daginawala

Lender Type : individual

9% Rate

Lending: Nationwide

Lending at 9%


View Detail

Deanna - Lending $1,000,001.00

Lender Name : Deanna Madison

Lender Type : individual

9% Rate

Lending: Nationwide

Lending at 9%


View Detail

Marianne - Lending $100,000.00

Lender Name : Marianne Parrish

Lender Type : individual

9% Rate

Lending: Nationwide

Lending at 9%


View Detail

Use the Tabs at the Top of This Page to Navigate the different types of properties!

Hank Thierry - Lending $50,000.00

Lender Name : Hank Thierry Thierry

Lender Type : individual

9% Rate

Lending: Nationwide

Lending at 9%


View Detail

Ed - Lending $1,000,001.00

Lender Name : Ed Mac

Lender Type : individual

8% Rate

Lending: Nationwide

Lending at 8%


View Detail

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Ben - Lending $250,000.00

Lender Name : Ben Silliman

Lender Type : individual

8% Rate

Lending: Nationwide

Lending at 8%


View Detail

Dan - Lending $250,000.00

Lender Name : Dan Lampear

Lender Type : individual

6% Rate

Lending: Nationwide

Lending at 6%


View Detail

Mark - Lending $50,000.00

Lender Name : Mark Aiken

Lender Type : individual

8% Rate

Lending: Nationwide

Lending at 8%


View Detail

Rob - Lending $250,000.00

Lender Name : Rob Seward

Lender Type : individual

6% Rate

Lending: Nationwide

Lending at 6%


View Detail

Sarah - Lending $100,000.00

Lender Name : Sarah Ryan

Lender Type : individual

7% Rate

Lending: Nationwide

Lending at 7%


View Detail

Use the Tabs at the Top of This Page to Navigate the different types of properties!

Marlon - Lending $1,000,000.00

Lender Name : Marlon Smith

Lender Type : individual

5% Rate

Lending: Nationwide

Lending at 5%


View Detail

Curtis - Lending $50,000.00

Lender Name : Curtis Lott

Lender Type : individual

5% Rate

Lending: Nationwide

Lending at 5%


View Detail

Jimi - Lending $1,000,000.00

Lender Name : Jimi Hurst

Lender Type : individual

8% Rate

Lending: Nationwide

Lending at 8%


View Detail

Allen - Lending $1,000,001.00

Lender Name : Allen Caldwell

Lender Type : individual

5% Rate

Lending: Nationwide

Lending at 5%


View Detail

Mark - Lending $1,000,001.00

Lender Name : Mark Voelker

Lender Type : individual

7% Rate

Lending: Nationwide

Lending at 7%


View Detail

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Khaliyl - Lending $100,000.00

Lender Name : Khaliyl Dillon

Lender Type : individual

5% Rate

Lending: Nationwide

Lending at 5%


View Detail

Darryl - Lending $500,000.00

Lender Name : Darryl Marquette

Lender Type : individual

8% Rate

Lending: Nationwide

Lending at 8%


View Detail

Eloy - Lending $100,000.00

Lender Name : Eloy Trevizo

Lender Type : individual

8% Rate

Lending: Nationwide

Lending at 8%


View Detail

Ngawang - Lending $50,000.00

Lender Name : Ngawang Sangmo

Lender Type : individual

3% Rate

Lending: Nationwide

Lending at 3%


View Detail

Mark - Lending $500,000.00

Lender Name : Mark Van Horn

Lender Type : individual

7% Rate

Lending: Nationwide

Lending at 7%


View Detail

Use the Tabs at the Top of This Page to Navigate the different types of properties!

Jose - Lending $100,000.00

Lender Name : Jose Pereiras

Lender Type : individual

8% Rate

Lending: Nationwide

Lending at 8%


View Detail

Frances - Lending $50,000.00

Lender Name : Frances Prizzia

Lender Type : individual

9% Rate

Lending: Nationwide

Lending at 9%


View Detail

Bruce - Lending $250,000.00

Lender Name : Bruce Gruetzmacher

Lender Type : individual

5% Rate

Lending: Nationwide

Lending at 5%


View Detail

Nikki - Lending $50,000.00

Lender Name : Nikki Shamdasani

Lender Type : individual

5% Rate

Lending: Nationwide

Lending at 5%


View Detail

Jay - Lending $50,000.00

Lender Name : Jay Kaufman

Lender Type : individual

8% Rate

Lending: Nationwide

Lending at 8%


View Detail

Rene - Lending $100,000.00

Lender Name : Rene Guzman

Lender Type : individual

3% Rate

Lending: Nationwide

Lending at 3%


View Detail

James - Lending $100,000.00

Lender Name : James Carroll

Lender Type : individual

8% Rate

Lending: Nationwide

Lending at 8%


View Detail

Reduced/Desperate Seller propeties are homes for sale that have been Reduced by at least 10% of the original sales price. These sellers are typically more desperate to sell their home fast. We are able to aggregate this list by tracking their previous sales prices. You will not find a list like this anywhere else. Enjoy!

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West Plains MO 65775

Asking : $89,900.00

Original Price : $99,000.00

List Date : 5/29/2018

Reduced Price by $9,100.00

HappyInvestor.com saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Seller Has Reduced Price by $9,100.00 So Far. Make An Offer!

West Plains MO 65775

Asking : $107,000.00

Original Price : $119,900.00

List Date : 7/18/2019

Reduced Price by $12,900.00

HappyInvestor.com saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Seller Has Reduced Price by $12,900.00 So Far. Make An Offer!

West Plains MO 65775

Asking : $125,000.00

Original Price : $140,000.00

List Date : 7/20/2019

Reduced Price by $15,000.00

HappyInvestor.com saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Seller Has Reduced Price by $15,000.00 So Far. Make An Offer!

Use the Tabs at the Top of This Page to Navigate the different types of properties!

West Plains MO 65775

Asking : $150,000.00

Original Price : $170,000.00

List Date : 12/30/2017

Reduced Price by $20,000.00

HappyInvestor.com saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Seller Has Reduced Price by $20,000.00 So Far. Make An Offer!

West Plains MO 65775

Asking : $159,900.00

Original Price : $199,900.00

List Date : 6/19/2019

Reduced Price by $40,000.00

HappyInvestor.com saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Seller Has Reduced Price by $40,000.00 So Far. Make An Offer!

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West Plains MO 65775

Asking : $179,900.00

Original Price : $199,900.00

List Date : 8/22/2019

Reduced Price by $20,000.00

HappyInvestor.com saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Seller Has Reduced Price by $20,000.00 So Far. Make An Offer!

West Plains MO 65775

Asking : $180,000.00

Original Price : $210,000.00

List Date : 8/23/2018

Reduced Price by $30,000.00

HappyInvestor.com saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Seller Has Reduced Price by $30,000.00 So Far. Make An Offer!

West Plains MO 65775

Asking : $199,900.00

Original Price : $230,000.00

List Date : 3/18/2019

Reduced Price by $30,100.00

HappyInvestor.com saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Seller Has Reduced Price by $30,100.00 So Far. Make An Offer!

West Plains MO 65775

Asking : $199,999.00

Original Price : $249,000.00

List Date : 3/14/2019

Reduced Price by $49,001.00

HappyInvestor.com saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Seller Has Reduced Price by $49,001.00 So Far. Make An Offer!

West Plains MO 65775

Asking : $208,000.00

Original Price : $245,000.00

List Date : 5/15/2019

Reduced Price by $37,000.00

HappyInvestor.com saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Seller Has Reduced Price by $37,000.00 So Far. Make An Offer!

Use the Tabs at the Top of This Page to Navigate the different types of properties!

West Plains MO 65775

Asking : $239,000.00

Original Price : $269,900.00

List Date : 1/31/2019

Reduced Price by $30,900.00

HappyInvestor.com saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Seller Has Reduced Price by $30,900.00 So Far. Make An Offer!

West Plains MO 65775

Asking : $249,900.00

Original Price : $279,900.00

List Date : 1/16/2019

Reduced Price by $30,000.00

HappyInvestor.com saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Seller Has Reduced Price by $30,000.00 So Far. Make An Offer!

West Plains MO 65775

Asking : $255,500.00

Original Price : $299,900.00

List Date : 12/22/2016

Reduced Price by $44,400.00

HappyInvestor.com saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Seller Has Reduced Price by $44,400.00 So Far. Make An Offer!

West Plains MO 65775

Asking : $699,900.00

Original Price : $799,900.00

List Date : 4/27/2016

Reduced Price by $100,000.00

HappyInvestor.com saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Seller Has Reduced Price by $100,000.00 So Far. Make An Offer!

West Plains MO 65775

Asking : $699,900.00

Original Price : $899,900.00

List Date : 11/2/2018

Reduced Price by $200,000.00

HappyInvestor.com saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!

Seller Has Reduced Price by $200,000.00 So Far. Make An Offer!

These are properties that are flagged as "Investment" or "Fixer-Upper" deals. Enjoy!

West Plains MO 65775

Asking : $119000

List Date : 9/20/2019

HappyInvestor.com saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!


Motivated Seller

View Details!

West Plains MO 65775

Asking : $449000

List Date : 3/4/2019

HappyInvestor.com saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!


Flip - Needs Repairs

View Details!

West Plains MO 65775

Asking : $1060000

List Date : 2/4/2019

HappyInvestor.com saved you hours of time by "Cherry Picking" this excellent deal for you from the For Sale records!


Flip - Needs Repairs

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** REO Foreclosures are propeties sale that have gone through the foreclosure process and are now for sale by the banks. Banks are not legally allowed to profit from the sale of a repossessed asset and are therefore much more likely to price the home and take offers at far below actual value.

MOUNTAIN VIEW MO 65548

Bid : 90,000 or Less

Beds/Baths : 4 / 4

Year Built : 1996

REO Foreclosure

REO Auction

Mountain Grove MO 65711

Bid : 184,900 or Less

Beds/Baths : 3 / 2.5

Year Built :

REO Foreclosure

REO Auction

WEST PLAINS MO 65775

Bid : 103,500 or Less

Beds/Baths : 3 / 1

Year Built : 1957

REO Foreclosure

REO Auction

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West Plains MO 65775

Bid : 75,000 or Less

Beds/Baths : 3 / 2.00

Year Built : 1998

REO Foreclosure

REO Auction

West Plains MO 65775

Bid : 47,900 or Less

Beds/Baths : 2 / 1

Year Built : 1930

REO Foreclosure

REO Auction

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West Plains MO 65775

Bid : 41,000 or Less

Beds/Baths : 3 / 1

Year Built : 1946

REO Foreclosure

REO Auction

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Home Investor!

6836 Bee Cave RD Suite 259
Austin, TX 78746

Phone:
1-512-672-8723