427 W Minota St · Springfield, MO 65807

$115,000

2 bd · 1.0 ba · 949 sqft · SingleFamily public records · 1 Days on market

Built 1937 7,405 sqft lot Est $159k · 28% 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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.6/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

If you are a real estate investor looking for another rental or your next flip you need to take a look at 427 W Minota. Home is located in a very convenient neighborhood just off Campbell and not far from Sunshine. With a little bit of work this one could be a wonderful home.

Key facts

• 7,405 sq ft lot
• Garage
• Built 1937

Property features AI

Exterior

• Parking: Detached garage with 1 garage space; Driveway (paved)
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story
• Construction: Composition roof
• Exterior features: Covered patio; Shed(s); City street frontage on an asphalt, public-maintained road

Interior

• Kitchen: Electric oven; Free-standing electric oven; Refrigerator
• Flooring: Carpet; Linoleum; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating with forced air and central system; Central air conditioning
• Interior features: Electric oven; Free-standing electric oven; Refrigerator; Gas water heater; Unfinished partial basement with walk-up access, sump pump and storage space
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $163 ($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 $110k (4.3% below list).
• Recommended offer: $110k (4.3% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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.
• Zoned schools: Sunshine Elem. (math 22% / reading 32%, grade F, #850 of 1,115 statewide, top 78%, 351 students, 75% FRL); Jarrett Middle (math 19% / reading 40%, grade F, #291 of 391 statewide, top 76%, 445 students, 70% FRL); Parkview High (math 11% / reading 40%, grade F, #433 of 521 statewide, top 83%, 1,234 students, 62% FRL) — zoned schools average 69% FRL vs 46% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 249 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $795 of loan paydown is wiped out by about $3k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,022 (4.3% below list)

Questions for the listing agent

1. Built in 1937 — 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. 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?
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: 0.96% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.06%
• DSCR: 1.27
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $159,432
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
437 W Minota St	0.02mi	3/1.0 (+1)	932 (-2%)	1mo	$154,900	$166	90
1342 S Kimbrough Ave	0.54mi	2/1.0	950 (+0%)	1mo	$184,900	$195	74
424 E Meadowmere St	0.47mi	2/2.0	1,008 (+6%)	1mo	$200,000	$198	63
1733 South Ave	0.31mi	2/1.0	1,080 (+14%)	2mo	$149,000	$138	61
627 E University St	0.59mi	2/1.0	1,024 (+8%)	4mo	$295,000	$288	56
1836 S Kimbrough Ave	0.63mi	3/1.0 (+1)	1,011 (+6%)	4mo	$169,900	$168	52
206 E Cherokee St	0.62mi	2/1.0	840 (-12%)	1mo	$155,000	$185	51
942 S Market Ave	0.71mi	2/1.0	884 (-7%)	6mo	$139,000	$157	50
307 W Mcgee St	0.63mi	2/1.0	1,062 (+12%)	2mo	$117,500	$111	49
1259 S Ferguson Ave	0.72mi	1/1.0 (-1)	864 (-9%)	4mo	$140,000	$162	43
1068 S Broadway Ave	0.69mi	2/1.0	821 (-14%)	7mo	$139,900	$170	40
1352 S Fort Ave	0.72mi	3/1.0 (+1)	824 (-13%)	6mo	$110,000	$133	35

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 · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-8,750
• Equity at exit: $17,147

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $3,777
• Equity at exit: $9,943

Cash invested: $32,200 (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 65807

• Rents YoY: 2.6%
• Active inventory: 249
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,100 high
• Mortgage (P&I): −$603
• Tax from tax record: −$55 /mo · $666/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $163

Break-even live

Break-even rent $894

Max offer price $115,000

Occupancy floor 80%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1112 S Grant Ave Springfield, MO	1.0	1.0	800	$1,095	$1.37	43d	1	0.52mi
810 W Catalpa St Apt 316 Springfield, MO	1.0	1.0	581	$551	$0.95	23d	1	0.57mi
810 W Catalpa St Apt 302 Springfield, MO	2.0	1.0	806	$664	$0.82	23d	1	0.57mi
1044 S Main Ave Springfield, MO	2.0	1.0	1089	$1,050	$0.96	43d	1	0.60mi
1017 W Washita St Unit 2 Springfield, MO	1.0	1.0	585	$825	$1.41	13d	1	0.62mi
505 W Grand St Springfield, MO	1.0–2.0	1.0–2.0	996	$1,395	$1.40	13d	1	0.71mi
433 W Grand St Unit C Springfield, MO	2.0	1.0	1023	$1,295	$1.27	43d	1	0.71mi
901 South Ave Springfield, MO	2.0–3.0	1.0–2.0	695	$825	$1.19	43d	1	0.79mi
847 S Grant Ave Springfield, MO	2.0	1.0	1080	$815	$0.75	43d	1	0.86mi
806 South Ave Springfield, MO	1.0	1.0	670	$1,085	$1.62	13d	3	0.91mi
755 South Ave Unit 2 Springfield, MO	1.0	1.0	600	$850	$1.42	23d	1	0.97mi
741 South Ave Unit 5 Springfield, MO	1.0	1.0	950	$750	$0.79	43d	1	0.98mi
301 W State St Unit D Springfield, MO	1.0	1.0	570	$875	$1.54	23d	1	1.08mi
1036 W Monroe Ter Springfield, MO	2.0	1.0	812	$795	$0.98	23d	1	1.09mi
1562 S National Ave Springfield, MO	3.0	1.0	1064	$1,225	$1.15	43d	1	1.10mi
533 Bear Blvd Unit 111 Springfield, MO	1.0	1.0	1100	$649	$0.59	43d	1	1.12mi
1735 W Bennett St Springfield, MO	1.0	1.0	800	$1,124	$1.41	13d	2	1.13mi
627 Bear Blvd Springfield, MO	2.0	2.0	943	$1,400	$1.48	43d	2	1.16mi
930 W Harrison St Springfield, MO	3.0	2.0	1046	$1,150	$1.10	13d	1	1.18mi
2035 S Florence Ave Springfield, MO	2.0	1.0	850	$1,195	$1.41	13d	1	1.19mi
511 E Cherry St Unit 2 Springfield, MO	1.0	1.0	700	$850	$1.21	43d	1	1.28mi
1634 S Marion Ave Springfield, MO	3.0	1.0–2.0	845	$1,404	$1.66	13d	23	1.28mi
625 W Edgewood St Springfield, MO	2.0	1.5	1100	$1,050	$0.95	43d	1	1.29mi
627 S Fort Ave Springfield, MO	2.0	1.0	880	$895	$1.02	23d	1	1.32mi
513 S Broadway Ave Springfield, MO	2.0	1.0	800	$855	$1.07	43d	1	1.33mi
2561 South Pl Unit B Springfield, MO	2.0	1.0	884	$850	$0.96	23d	1	1.34mi
430 W Pershing St Springfield, MO	2.0	2.0	765	$1,195	$1.56	13d	1	1.35mi
1228 E Belmont St Springfield, MO	1.0–2.0	1.0	802	$930	$1.16	43d	1	1.36mi
865 S Douglas Ave Springfield, MO	2.0	2.0	850	$895	$1.05	13d	4	1.36mi
2521 S Holland Ave Springfield, MO	1.0–2.0	1.0–2.0	1034	$1,695	$1.64	43d	1	1.37mi
2621 S Jefferson Ave Unit 323 Springfield, MO	1.0	1.0	642	$1,295	$2.02	13d	1	1.38mi
611 W Sunset St Springfield, MO	2.0–3.0	2.0	1104	$1,663	$1.51	13d	5	1.39mi
1625 S Marion Ave Springfield, MO	1.0–2.0	1.0–2.0	900	$1,321	$1.47	13d	5	1.41mi
535 W Walnut St Springfield, MO	2.0	2.0	1096	$1,495	$1.36	43d	1	1.42mi
1426 E University St Springfield, MO	2.0	1.0	1000	$1,400	$1.40	43d	1	1.44mi
305 S Campbell Ave Unit 208 Springfield, MO	1.0	1.0	649	$975	$1.50	13d	1	1.45mi
1006 W Edgewood St Unit A Springfield, MO	2.0	1.0	864	$995	$1.15	23d	1	1.47mi
309 S Jefferson Ave Unit 211 Springfield, MO	2.0	2.0	762	$767	$1.01	43d	1	1.47mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	23d	5	1.47mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	21d	5	1.47mi

Listing history 2 events

1. 2026-05-18
   status Pending
2. 2026-05-18
   listed $115,000 Active

ⓘ 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: $666 · $55/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$450/yr (+$37/mo · 67.6%)

ⓘ 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 ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,203
• − Mortgage interest: −$6,442
• − Property taxes: −$666
• − Insurance: −$575
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$3,345
• Taxable income: $62
• Est. tax owed @ 24.0%: −$15
• After-tax cash flow: $1,938/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): 56,659
• Household income: $53,870
• Rent vs Own: 55.5% rent · 44.5% own
• Severe rent burden: 3420.0

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 7% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 1% Arabic 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: ▼ -205.97%
• Current HPI: 210.4358
• Rent YoY: ▲ 2.60%
• 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

2 events — show timeline

• 2026-05-18 Pending — SOMO
• 2026-05-18 Listed $115,000 SOMO

Property tax history

+3.1%/yr

Latest (2025): $666 · +13.2% YoY. Source: county tax records.