1727 W Florida St · Springfield, MO 65803

$70,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 35 Days on market

Built 1938 7,405 sqft lot $97/sqft · 30% below area Est $100k · 30% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

As-is sale -- priced for investors. Currently tenant occupied at $695/month. Property is zoned HM (Heavy Manufacturing), presenting a significant redevelopment or land-use opportunity beyond residential.

Key facts

• Land-use opportunity
• 7,405 sq ft lot
• Built 1938

Tags

• REDEVELOPMENT OPPORTUNITY
• LAND-USE OPPORTUNITY

Property features AI

Finance

• Other: Square footage reported as 720 above-grade finished area
• Financial info: Tax amount listed (annual): $422.98
• HOA & community: HOA details not provided

Exterior

• Parking: Parking details not provided
• Security: Security features not provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Construction details not provided; Built year not provided
• Exterior features: Lot on approximately 0.17 acres; Subdivision: Hamel's

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: One-level living
• Laundry & utility: Laundry details not provided

🏷️ Possibly a rental listed for sale. The $70,000 price doesn't fit this home's estimated sale value (~$99,532) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($920 rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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: Williams Elem. (math 12% / reading 22%, grade F, #967 of 1,115 statewide, top 88%, 317 students, 85% FRL); Hillcrest High (math 9% / reading 35%, grade F, #462 of 521 statewide, top 90%, 1,017 students, 64% FRL) — zoned schools average 74% FRL vs 46% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 39% district-wide (-20 pts) — the specific schools serving this property underperform the Springfield R-XII average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.2%/yr); 394 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $484 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 1938 — 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 $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.31% ✓
• Cap rate: 11.35%
• Cash-on-cash: 18.06%
• DSCR: 1.80
• GRM: 6.3

CMA / ARV

• ARV (median comp): $99,532
• List price: $70,000
• Delta: -29.67%
• 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
1925 W Atlantic St	0.20mi	2/1.0	728 (+1%)	3mo	$100,000	$137	86
2100 N Park Ave	0.48mi	2/1.0	728 (+1%)	1mo	$99,900	$137	75
1635 W Lynn St	0.52mi	2/1.0	732 (+2%)	1mo	$115,000	$157	72
2237 N Park Ave	0.60mi	2/1.0	720 (0%)	3mo	$99,900	$139	70
2306 N Fay Ave	0.53mi	2/1.0	748 (+4%)	3mo	$136,500	$182	66
2042 N Marion Ave	0.34mi	2/1.0	780 (+8%)	6mo	$149,900	$192	65
1836 W Hovey St	0.46mi	2/1.0	672 (-7%)	3mo	$50,000	$74	65
2333 N Farmer Ave	0.58mi	2/1.0	768 (+7%)	8mo	$69,900	$91	56
2219 N Nettleton Ave	0.46mi	2/1.0	816 (+13%)	8mo	$110,000	$135	50
1521 W Hamilton St	0.59mi	2/1.0	825 (+15%)	1mo	$134,900	$164	47
1862 N Missouri Ave	0.74mi	2/1.0	780 (+8%)	6mo	$144,500	$185	46
2140 N Roosevelt Ave	0.58mi	2/1.0	816 (+13%)	8mo	$89,900	$110	44

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 · 4.24% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.44×
• Total profit: $8,592
• Equity at exit: $10,437

10-year hold

• IRR: 20.9%
• Equity multiple: 2.86×
• Total profit: $36,493
• Equity at exit: $6,052

Cash invested: $19,600 (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 65803

• Home prices YoY: -29.8%
• Rents YoY: 4.2%
• Active inventory: 394
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $920 high
• Mortgage (P&I): −$367
• Tax from tax record: −$35 /mo · $423/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $295

Break-even live

Break-even rent $546

Max offer price $70,000

Occupancy floor 63%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2115 N Grace Ave Springfield, MO	2.0	1.0	650	$850	$1.31	44d	1	0.61mi
1126 W Hamilton St Springfield, MO	2.0	1.0	648	$895	$1.38	23d	1	0.77mi
916 N Kansas Expy Springfield, MO	1.0	1.0	573	$595	$1.04	44d	1	0.95mi
2712 W Nichols St Springfield, MO	2.0	1.0	619	$795	$1.28	44d	1	1.27mi
522 N Park Ave Springfield, MO	1.0	1.0	608	$950	$1.56	44d	1	1.31mi
813 W Poplar St Unit 813 Springfield, MO	2.0	1.0	560	$795	$1.42	14d	1	1.34mi
1623 N Jefferson Ave Unit B Springfield, MO	1.0	1.0	750	$950	$1.27	44d	1	1.38mi
407 E Dale St Apt B Springfield, MO	2.0	1.0	720	$795	$1.10	14d	1	1.42mi

Listing history 17 events

1. 2026-06-18
   days on market $70,000 Active 35 DOM
2. 2026-06-17
   days on market $70,000 Active 34 DOM
3. 2026-06-16
   days on market $70,000 Active 33 DOM
4. 2026-06-15
   days on market $70,000 Active 32 DOM
5. 2026-06-14
   days on market $70,000 Active 30 DOM
6. 2026-06-10
   days on market $70,000 Active 27 DOM
7. 2026-06-09
   days on market $70,000 Active 26 DOM
8. 2026-06-08
   days on market $70,000 Active 25 DOM
9. 2026-06-07
   days on market $70,000 Active 24 DOM
10. 2026-06-03
    days on market $70,000 Active 20 DOM
11. 2026-06-02
    days on market $70,000 Active 19 DOM
12. 2026-06-01
    days on market $70,000 Active 18 DOM
13. 2026-05-31
    days on market $70,000 Active 17 DOM
14. 2026-05-30
    days on market $70,000 Active 16 DOM
15. 2026-05-14
    listed $70,000 Active 203-char remark
16. 2020-07-08
    listed $61,100
17. 2017-07-08
    listed $44,900

ⓘ 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: $423 · $35/mo
• Projected year-2 tax: $679 · $57/mo
• Expected delta: +$256/yr (+$21/mo · 60.5%)

ⓘ 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 · 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: $11,036
• − Mortgage interest: −$3,921
• − Property taxes: −$423
• − Insurance: −$350
• − Repairs & maintenance: −$883
• − Management: −$883
• − Depreciation: −$2,036
• Taxable income: $2,540
• Est. tax owed @ 24.0%: −$610
• After-tax cash flow: $2,931/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): 42,882
• Household income: $50,572
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1305.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 9% Hispanic / Latino 6% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Italian 2% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -87.08%
• Current HPI: 205.0439
• Rent YoY: ▲ 4.24%
• 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

+55.9% since first listed

3 events — show timeline

• 2026-05-14 Listed $70,000 SOMO
• 2020-07-08 Listed $61,100 SOMO
• 2017-07-08 Listed $44,900 SOMO

Property tax history

+1.1%/yr

Latest (2025): $423 · +2.3% YoY. Source: county tax records.