1717 W Webster St · Springfield, MO 65802

$130,000

2 bd · 1.0 ba · 1,231 sqft · SingleFamily public records · 64 Days on market

Built 1958 8,712 sqft lot $106/sqft · 18% below area Est $159k · 18% under

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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 +15.7/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• 1% rule +3.5/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Westside opportunity. This solid 4 bed 2 bath single-family home offers excellent value with strong rental potential or the flexibility with a month to month tenant for an owner occupant. Situated on a spacious lot in an established neighborhood, the property combines affordability with long-term upside. Come check it out!

Key facts

• 8,712 sq ft lot
• Built 1958
• Listed 64 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $58 ($696/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 $110k (15.4% below list).
• Recommended offer: $110k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.6% in Springfield — 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 75/100 on livability (#57 in MO, #4,121 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, employment F.
• Springfield R-XII (urban): math 32% / reading 46% proficiency, ranked #174 of 324 in MO (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.8%/yr); 512 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,302 units permitted in Greene County in 2024 (250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Greene County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,941 (15.4% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.85% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.91%
• DSCR: 1.09
• GRM: 9.9

CMA / ARV

• ARV (median comp): $158,931
• List price: $130,000
• Delta: -18.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1535 W Calhoun St	0.17mi	3/1.0 (+1)	1,262 (+2%)	3mo	$139,000	$110	81
1735 W Webster St	0.03mi	3/2.0 (+1)	1,176 (-4%)	2mo	$185,000	$157	80
1431 W Nichols St	0.28mi	2/3.0	1,163 (-6%)	1mo	$205,000	$176	69
1531 W Hamilton St	0.21mi	3/2.0 (+1)	1,305 (+6%)	3mo	$115,000	$88	69
1027 Warren Ave	0.47mi	3/2.0 (+1)	1,209 (-2%)	2mo	$180,000	$149	65
1024 N Brown Ave	0.68mi	2/1.0	1,258 (+2%)	2mo	$100,000	$79	63
521 N Warren Ave	0.72mi	2/1.0	1,260 (+2%)	2mo	$119,500	$95	61
937 N Missouri Ave	0.73mi	2/2.0	1,207 (-2%)	0mo	$180,000	$149	58
719 N Nettleton Ave	0.44mi	3/1.0 (+1)	1,116 (-9%)	3mo	$104,900	$94	56
920 N Broadway Ave	0.68mi	3/1.0 (+1)	1,124 (-9%)	2mo	$149,777	$133	47
2336 W Nichols St	0.56mi	3/2.0 (+1)	1,391 (+13%)	3mo	$147,900	$106	41
832 West Calhoun St	0.74mi	3/2.0 (+1)	1,100 (-11%)	1mo	$99,900	$91	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.82% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.58×
• Total profit: $-15,358
• Equity at exit: $19,383

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-36
• Equity at exit: $11,240

Cash invested: $36,400 (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 65802

• Home prices YoY: -31.9%
• Rents YoY: 4.8%
• Active inventory: 512
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,099 high
• Mortgage (P&I): −$682
• Tax from tax record: −$75 /mo · $895/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $58

Break-even live

Break-even rent $1,026

Max offer price $130,000

Occupancy floor 90%

Sensitivity live

Price	-10% $132	-5% $95	+0% $58	+5% $21	+10% $-16
Rent	-10% $-29	-5% $15	+0% $58	+5% $101	+10% $145
Rate	-1.0pp $123	-0.5pp $91	base $58	+0.5pp $24	+1.0pp $-10

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	24d	1	0.27mi
740 N West Ave Springfield, MO	3.0	1.0	900	$995	$1.11	24d	1	0.69mi
741 N West Ave Springfield, MO	2.0	1.0	912	$950	$1.04	44d	1	0.72mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	14d	1	0.79mi
815 N Grant Ave Unit A Springfield, MO	2.0	1.0	801	$625	$0.78	44d	1	0.88mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	24d	1	0.91mi
616 W Webster St Springfield, MO	2.0	1.5	1178	$1,050	$0.89	14d	1	0.95mi
603 W Division St Springfield, MO	2.0	1.0	816	$995	$1.22	14d	1	1.01mi
2117 N Lexington Ave Springfield, MO	3.0	1.0	1040	$1,195	$1.15	44d	1	1.06mi
1200 W Walnut St Springfield, MO	2.0	2.0	1000	$995	$0.99	14d	3	1.06mi
2126 N Lexington Ave Springfield, MO	2.0	1.0	990	$895	$0.90	14d	1	1.08mi
922 N Glenn Ave Springfield, MO	2.0	1.0	780	$1,100	$1.41	44d	1	1.14mi
2120 N Johnston Ave Springfield, MO	2.0	1.0	880	$925	$1.05	44d	1	1.15mi
733 W College St Springfield, MO	1.0	1.0	700	$750	$1.07	14d	1	1.15mi
2602 W College St Springfield, MO	2.0	1.0	1350	$995	$0.74	14d	1	1.17mi
539 S Fort Ave Springfield, MO	2.0	1.0	1500	$1,025	$0.68	14d	1	1.18mi
513 S Broadway Ave Springfield, MO	2.0	1.0	800	$855	$1.07	44d	1	1.22mi
2412 W Lincoln St Springfield, MO	3.0	1.0	1260	$1,295	$1.03	24d	1	1.24mi
865 S Douglas Ave Springfield, MO	2.0	2.0	850	$895	$1.05	14d	4	1.25mi
627 S Fort Ave Springfield, MO	2.0	1.0	880	$895	$1.02	24d	1	1.25mi
710 W Walnut St Springfield, MO	3.0	2.0	1350	$1,695	$1.26	44d	1	1.27mi
2541 W Lincoln St Springfield, MO	2.0	1.0	1034	$975	$0.94	44d	1	1.28mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	24d	5	1.28mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	14d	4	1.28mi
520 W Olive St Springfield, MO	3.0	2.0	1445	$1,538	$1.06	14d	5	1.29mi
623 W Walnut St Springfield, MO	2.0	2.0	1180	$1,300	$1.10	44d	1	1.29mi
518 W College St Unit UBL 106 Springfield, MO	2.0	2.0	1200	$1,375	$1.15	44d	1	1.30mi
3016 W Hovey St Springfield, MO	3.0	2.0	1059	$1,350	$1.27	44d	1	1.31mi
535 W Walnut St Springfield, MO	2.0	2.0	1096	$1,495	$1.36	44d	1	1.32mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	22d	5	1.34mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	24d	5	1.34mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	22d	1	1.34mi
930 W Harrison St Springfield, MO	3.0	2.0	1046	$1,150	$1.10	14d	1	1.37mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	44d	1	1.37mi
2224 N Clifton Ave Unit 2238-A Springfield, MO	2.0	1.0	756	$695	$0.92	14d	1	1.39mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	14d	8	1.41mi
3031 W Pacific St Springfield, MO	3.0	1.5	1008	$1,295	$1.28	22d	1	1.43mi
1623 N Jefferson Ave Unit B Springfield, MO	1.0	1.0	750	$950	$1.27	44d	1	1.44mi
1036 W Monroe Ter Springfield, MO	2.0	1.0	812	$795	$0.98	24d	1	1.46mi
209 W McDaniel St Unit 209-207 Springfield, MO	1.0	1.0	700	$950	$1.36	44d	1	1.47mi

Listing history 19 events

1. 2026-06-15
   statusdays on market $130,000 Pending 64 DOM
2. 2026-06-14
   days on market $130,000 Active 63 DOM
3. 2026-06-10
   days on market $130,000 Active 60 DOM
4. 2026-06-09
   days on market $130,000 Active 59 DOM
5. 2026-06-08
   days on market $130,000 Active 58 DOM
6. 2026-06-07
   days on market $130,000 Active 57 DOM
7. 2026-06-03
   days on market $130,000 Active 53 DOM
8. 2026-06-02
   days on market $130,000 Active 52 DOM
9. 2026-06-01
   days on market $130,000 Active 51 DOM
10. 2026-05-31
    days on market $130,000 Active 50 DOM
11. 2026-05-30
    days on market $130,000 Active 49 DOM
12. 2026-04-12
    listed $135,000 Active 333-char remark

    Show marketing remark (333 chars)

    Charming Westside opportunity. This solid 4 bed 2 bath single-family home offers excellent value with strong rental potential or the flexibility with a month to month tenant for an owner occupant. Situated on a spacious lot in an established neighborhood, the property combines affordability with long-term upside. Come check it out!

13. 2024-12-21
    historical $1,295
14. 2024-10-22
    listed $1,295
15. 2023-12-20
    historical $1,350
16. 2023-10-25
    price $1,350
17. 2023-09-16
    listed $1,495
18. 2022-06-22
    soldstatus
19. 2022-06-22
    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: $895 · $75/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: +$366/yr (+$30/mo · 40.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,193
• − Mortgage interest: −$7,282
• − Property taxes: −$895
• − Insurance: −$650
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$3,782
• Taxable loss: −$1,527
• Est. tax savings @ 24.0%: +$366
• After-tax cash flow: $1,063/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: Springfield R-XII
• NCES district ID: 2928860
• Math proficiency: 32% ▼ -2.00%
• Reading proficiency: 46% ▼ -3.00%
• Median HH income: $37,886
• Composite: 32.45/100
• National rank: #5717
• State rank: #174 of 324 in MO

Livability — Springfield

• Score: 75/100
• State rank: #57
• US rank: #4121

Category grades

Amenities B+ Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springfield, MO
• County: Greene County · 244,327 people
• City population: 223,044
• Metro: Springfield, MO
• Population (ZIP): 46,739
• Household income: $55,019
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 1818.0

Population outlook (Greene County) Hauer SSP2

• Today (2025): 319,054 people
• By 2030: 335,135 · +5.0%
• By 2040: 366,186 · +14.8%
• By 2050: 397,431 · +24.6%
• By 2075: 477,035 · +49.5%
• By 2100: 520,828 · +63.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 8% Hispanic / Latino 5% Black 4% Asian 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 2% Vietnamese 1% Other Indo-European 1%

Political lean MEDSL · Greene

• 2024 margin: Strong R (+20.8) · D 38.9% · R 59.7% · Other 1.4%
• 2008→2024 swing: -5.0pp toward R · 2008: -15.8pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+20.1 2016: R+27.4 2012: R+24.4 2008: R+15.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.72%
• Current HPI: 212.9826
• Rent YoY: ▲ 4.82%
• Metro: Springfield, MO
• 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

+8930.1% since first listed

8 events — show timeline

• 2026-04-12 Listed $135,000 SOMO
• 2024-12-21 Rental Removed $1,295 APPFOLIO
• 2024-10-22 Listed for Rent $1,295 APPFOLIO
• 2023-12-20 Rental Removed $1,350 APPFOLIO
• 2023-10-25 Price Changed $1,350 APPFOLIO
• 2023-09-16 Listed for Rent $1,495 APPFOLIO
• 2022-06-22 Sold (Public Records) — Public Records
• 2022-06-22 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $895 · +10.6% YoY. Source: county tax records.