1612 N Irving Ave · Springfield, MO 65803

$90,000

1 bd · 1.0 ba · 700 sqft · SingleFamily public records · 35 Days on market

Built 1881 9,148 sqft lot $129/sqft · at area comps Est $88k · at est.

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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 +22.0/30.0
• DSCR +7.0/10.0
• ARV discount +6.4/15.0
• 1% rule +4.8/10.0
• 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

Property being sold as-is.

Key facts

• 9,148 sq ft lot
• Built 1881
• Listed 35 days

Property features AI

Finance

• Other: Tax annual amount listed

Exterior

• Utilities: Public water service; Public sewer service
• Home design: Single family residence; Residential property
• Construction: 700 above-grade finished area
• Exterior features: Public water; Public sewer; Lot approximately 0.21 acres; Subdivision: Greene-Not in List; Directions: From Kearney St, turn south on N Irving Ave, go about 0.25 miles, and 1612 N Irving will be on your right.

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Heating present; No cooling
• Interior features: Has heating; Heating type: Other

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $143 ($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 $88k (2.4% below list).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: Robberson Elem. (math 27% / reading 32%, grade F, #813 of 1,115 statewide, top 75%, 166 students, 89% FRL); Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL) — zoned schools average 70% FRL vs 46% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.2%/yr); 394 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $622 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

• It's been on market 35 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1881 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,300 (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 1881 — 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: 0.98% ✗
• Cap rate: 8.20%
• Cash-on-cash: 6.82%
• DSCR: 1.30
• GRM: 8.5

CMA / ARV

• ARV (median comp): $87,808
• List price: $90,000
• Delta: 2.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1318 N Douglas Ave	0.37mi	2/1.0 (+1)	714 (+2%)	1mo	$92,500	$130	74
711 W Hovey St	0.24mi	2/1.0 (+1)	756 (+8%)	10mo	$75,000	$99	62
612 W Pacific St	0.25mi	2/1.0 (+1)	780 (+11%)	3mo	$125,000	$160	62
1862 N Missouri Ave	0.25mi	2/1.0 (+1)	780 (+11%)	6mo	$144,500	$185	59
1308 N Franklin Ave	0.41mi	2/1.0 (+1)	656 (-6%)	10mo	$110,000	$168	57
1635 W Lynn St	0.69mi	2/1.0 (+1)	732 (+5%)	1mo	$115,000	$157	54
1126 W Calhoun St	0.47mi	2/1.0 (+1)	798 (+14%)	6mo	$149,900	$188	45
1322 W Atlantic St	0.51mi	2/1.0 (+1)	784 (+12%)	10mo	$110,500	$141	42
1025 W Scott St	0.54mi	2/1.0 (+1)	784 (+12%)	10mo	$25,500	$33	41
1503 W Lee St	0.67mi	2/1.0 (+1)	646 (-8%)	13mo	$110,000	$170	40
2101 N Main Ave	0.58mi	2/1.0 (+1)	780 (+11%)	10mo	$135,000	$173	40
1706 W Thoman St	0.71mi	2/1.0 (+1)	780 (+11%)	9mo	$120,000	$154	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 · 4.24% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.83×
• Total profit: $-4,389
• Equity at exit: $13,419

10-year hold

• IRR: 6.3%
• Equity multiple: 1.49×
• Total profit: $12,462
• Equity at exit: $7,782

Cash invested: $25,200 (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 65803

• Home prices YoY: -29.8%
• Rents YoY: 4.2%
• Active inventory: 394
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $878 high
• Mortgage (P&I): −$472
• Tax from tax record: −$41 /mo · $495/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $143

Break-even live

Break-even rent $697

Max offer price $90,000

Occupancy floor 79%

Sensitivity live

Price	-10% $194	-5% $169	+0% $143	+5% $118	+10% $92
Rent	-10% $74	-5% $108	+0% $143	+5% $178	+10% $213
Rate	-1.0pp $188	-0.5pp $166	base $143	+0.5pp $120	+1.0pp $96

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1126 W Hamilton St Springfield, MO	2.0	1.0	648	$895	$1.38	24d	1	0.42mi
302 W Commercial St Unit 206F Springfield, MO	—	1.0	615	$850	$1.38	44d	1	0.51mi
1623 N Jefferson Ave Unit B Springfield, MO	1.0	1.0	750	$950	$1.27	44d	1	0.69mi
813 W Poplar St Unit 813 Springfield, MO	2.0	1.0	560	$795	$1.42	14d	1	0.84mi
916 N Kansas Expy Springfield, MO	1.0	1.0	573	$595	$1.04	44d	1	0.85mi
407 E Dale St Apt B Springfield, MO	2.0	1.0	720	$795	$1.10	14d	1	0.90mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,150	$0.85	14d	4	1.32mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,150	$0.85	24d	5	1.32mi
2115 N Grace Ave Springfield, MO	2.0	1.0	650	$850	$1.31	44d	1	1.32mi
934 E Webster St Springfield, MO	—	1.0	350	$818	$2.34	14d	6	1.33mi
733 W College St Springfield, MO	1.0	1.0	700	$750	$1.07	14d	1	1.34mi
940 E Webster St Springfield, MO	—	1.0	350	$735	$2.10	44d	1	1.34mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$969	$0.89	14d	8	1.38mi
522 N Park Ave Springfield, MO	1.0	1.0	608	$950	$1.56	44d	1	1.43mi
305 S Campbell Ave Unit 208 Springfield, MO	1.0	1.0	649	$975	$1.50	14d	1	1.43mi
2346 N Kellett Ave Apt B Springfield, MO	1.0	1.0	550	$825	$1.50	44d	1	1.45mi
209 W McDaniel St Unit 209-207 Springfield, MO	1.0	1.0	700	$950	$1.36	44d	1	1.45mi

Listing history 16 events

1. 2026-06-18
   days on market $90,000 Active 35 DOM
2. 2026-06-17
   days on market $90,000 Active 34 DOM
3. 2026-06-16
   days on market $90,000 Active 33 DOM
4. 2026-06-15
   days on market $90,000 Active 32 DOM
5. 2026-06-14
   days on market $90,000 Active 30 DOM
6. 2026-06-10
   days on market $90,000 Active 27 DOM
7. 2026-06-09
   days on market $90,000 Active 26 DOM
8. 2026-06-08
   days on market $90,000 Active 25 DOM
9. 2026-06-07
   days on market $90,000 Active 24 DOM
10. 2026-06-03
    days on market $90,000 Active 20 DOM
11. 2026-06-02
    days on market $90,000 Active 19 DOM
12. 2026-06-01
    days on market $90,000 Active 18 DOM
13. 2026-05-31
    days on market $90,000 Active 17 DOM
14. 2026-05-30
    days on market $90,000 Active 16 DOM
15. 2026-05-14
    listed $90,000 Active 26-char remark
16. 2004-05-24
    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: $495 · $41/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$378/yr (+$31/mo · 76.3%)

ⓘ 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 · 17 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: $10,540
• − Mortgage interest: −$5,041
• − Property taxes: −$495
• − Insurance: −$450
• − Repairs & maintenance: −$843
• − Management: −$843
• − Depreciation: −$2,618
• Taxable income: $249
• Est. tax owed @ 24.0%: −$60
• After-tax cash flow: $1,658/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

2 events — show timeline

• 2026-05-14 Listed $90,000 SOMO
• 2004-05-24 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $495 · +25.2% YoY. Source: county tax records.