925 W Chicago St · Springfield, MO 65803

$79,900

2 bd · 1.0 ba · 736 sqft · SingleFamily public records · 21 Days on market

Built 1924 5,227 sqft lot Est $105k · 24% under

---

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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +6.6/10.0
• 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 MLS

3 bedroom (3rd bedroom is nonconforming for a closet), 1 bath house on a quiet street. Great location close to schools and shopping. Home does have central heat and air and most windows have been replaced. Would make a great investment property or first time home. Call for your private showing today!

Key facts

• Remodeled gem
• Covered front porch
• Open floor plan

Tags

• REMODELED GEM
• COVERED FRONT PORCH
• OPEN FLOOR PLAN
• SPACIOUS BACKYARD
• RECENT UPDATES

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Built as residential single family; Approx. 797 above-grade finished area

Interior

• Kitchen: Electric oven
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric oven

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($924 rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: Bowerman Elem. (math 17% / reading 27%, grade F, #910 of 1,115 statewide, top 83%, 243 students, 90% FRL); Hillcrest High (math 9% / reading 35%, grade F, #462 of 521 statewide, top 90%, 1,017 students, 64% FRL) — zoned schools average 77% FRL vs 46% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 39% district-wide (-17 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $552 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 $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1924 — 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: 1.16% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.13%
• DSCR: 1.58
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $104,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
930 W Chicago St	0.03mi	2/1.0	672 (-9%)	5mo	$112,900	$168	80
920 W Talmage St	0.28mi	2/1.0	784 (+6%)	2mo	$135,000	$172	74
800 W Della St	0.17mi	2/1.0	808 (+10%)	2mo	$114,900	$142	74
2306 N Fay Ave	0.70mi	2/1.0	748 (+2%)	3mo	$136,500	$182	62
2101 N Main Ave	0.43mi	2/1.0	780 (+6%)	10mo	$135,000	$173	61
2333 N Farmer Ave	0.60mi	2/1.0	768 (+4%)	8mo	$69,900	$91	58
1862 N Missouri Ave	0.60mi	2/1.0	780 (+6%)	6mo	$144,500	$185	57
1322 W Atlantic St	0.58mi	2/1.0	784 (+6%)	10mo	$110,500	$141	53
2550 N Broadway Ave	0.27mi	1/1.0 (-1)	648 (-12%)	11mo	$80,000	$123	53
2219 N Nettleton Ave	0.50mi	2/1.0	816 (+11%)	8mo	$110,000	$135	52
2543 N Campbell Ave	0.53mi	1/1.0 (-1)	680 (-8%)	8mo	$50,000	$74	51
1121 W Florida St	0.61mi	2/2.0	844 (+15%)	1mo	$57,000	$68	42

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: 4.3%
• Equity multiple: 1.17×
• Total profit: $3,783
• Equity at exit: $11,913

10-year hold

• IRR: 14.8%
• Equity multiple: 2.26×
• Total profit: $28,169
• Equity at exit: $6,908

Cash invested: $22,372 (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: 7.2×

Monthly cashflow live

• Estimated rent: $924 high
• Mortgage (P&I): −$419
• Tax from tax record: −$33 /mo · $391/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $245

Break-even live

Break-even rent $614

Max offer price $79,900

Occupancy floor 68%

Sensitivity live

Price	-10% $290	-5% $267	+0% $245	+5% $222	+10% $200
Rent	-10% $172	-5% $208	+0% $245	+5% $281	+10% $318
Rate	-1.0pp $285	-0.5pp $265	base $245	+0.5pp $224	+1.0pp $203

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
407 E Dale St Apt B Springfield, MO	2.0	1.0	720	$795	$1.10	14d	1	0.80mi
2850 N Campbell Ave Apt S Springfield, MO	1.0	1.0	727	$750	$1.03	44d	1	0.83mi
1623 N Jefferson Ave Unit B Springfield, MO	1.0	1.0	750	$950	$1.27	44d	1	1.07mi
2346 N Kellett Ave Apt B Springfield, MO	1.0	1.0	550	$825	$1.50	44d	1	1.18mi
2115 N Grace Ave Springfield, MO	2.0	1.0	650	$850	$1.31	44d	1	1.21mi
1126 W Hamilton St Springfield, MO	2.0	1.0	648	$895	$1.38	24d	1	1.21mi

Listing history 20 events

1. 2026-06-18
   days on market $79,900 Active 21 DOM
2. 2026-06-17
   price $79,900 Active 20 DOM
3. 2026-06-17
   days on market $89,900 Active 20 DOM
4. 2026-06-16
   days on market $89,900 Active 19 DOM
5. 2026-06-15
   days on market $89,900 Active 18 DOM
6. 2026-06-14
   days on market $89,900 Active 16 DOM
7. 2026-06-10
   days on market $89,900 Active 13 DOM
8. 2026-06-09
   days on market $89,900 Active 12 DOM
9. 2026-06-08
   days on market $89,900 Active 11 DOM
10. 2026-06-07
    days on market $89,900 Active 10 DOM
11. 2026-06-03
    days on market $89,900 Active 6 DOM
12. 2026-06-02
    days on market $89,900 Active 5 DOM
13. 2026-06-01
    days on market $89,900 Active 4 DOM
14. 2026-05-31
    days on market $89,900 Active 3 DOM
15. 2026-05-30
    days on market $89,900 Active 2 DOM
16. 2026-05-28
    listed $89,900 Active
17. 2024-03-29
    listed $95,000 Active
18. 2021-11-18
    soldstatus 301-char remark

    Show marketing remark (301 chars)

    3 bedroom (3rd bedroom is nonconforming for a closet), 1 bath house on a quiet street. Great location close to schools and shopping. Home does have central heat and air and most windows have been replaced. Would make a great investment property or first time home. Call for your private showing today!

19. 2021-08-03
    listed $59,900 301-char remark

    Show marketing remark (301 chars)

    3 bedroom (3rd bedroom is nonconforming for a closet), 1 bath house on a quiet street. Great location close to schools and shopping. Home does have central heat and air and most windows have been replaced. Would make a great investment property or first time home. Call for your private showing today!

20. 2021-06-30
    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: $391 · $33/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$384/yr (+$32/mo · 98.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 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: $11,084
• − Mortgage interest: −$4,476
• − Property taxes: −$391
• − Insurance: −$400
• − Repairs & maintenance: −$887
• − Management: −$887
• − Depreciation: −$2,324
• Taxable income: $1,720
• Est. tax owed @ 24.0%: −$413
• After-tax cash flow: $2,525/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

+50.1% since first listed

5 events — show timeline

• 2026-05-28 Listed $89,900 SOMO
• 2024-03-29 Listed $95,000 SOMO
• 2021-11-18 Sold (MLS) — SOMO
• 2021-08-03 Listed $59,900 SOMO
• 2021-06-30 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $391 · +26.1% YoY. Source: county tax records.