2919 W Lincoln St · Springfield, MO 65802

$99,000

2 bd · 1.0 ba · 930 sqft · SingleFamily public records · 48 Days on market

Built 1932 7,841 sqft lot $106/sqft · 26% below area Est $133k · 26% 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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Meet your next great decision (or questionable life choice--we support both This 2 bed, 1 bath Springfield treasure comes complete with a garage, and a yard big enough for BBQs, bonfires, or finally proving you can keep grass alive. Inside? Let's just say it's ready for a glow-up. Think fresh paint, new flooring, and a little TLC. .. okay, maybe a medium amount--but who's counting?The bones are there, the space is there, and the potential is practically yelling at you. Whether you're an investor, a DIY warrior, or someone who binge-watches home renovation shows and thinks ''I could do that, '' this is your moment. Roll up your sleeves, bring your vision (and maybe a dumpster), and turn this

Key facts

• 7,841 sq ft lot
• Built 1932
• Listed 47 days

Property features AI

Finance

• Other: Property listed as residential single family; Directions: West bypass north to Lincoln (right) or east on Lincoln to house on left

Exterior

• Utilities: Public water service; Public sewer service
• Home design: Single family residence; One story
• Construction: 930 above-grade finished area
• Exterior features: Public water; Public sewer; Lot in Golden Gardens subdivision

Interior

• Bedrooms: One-level layout
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric and natural gas heating; Forced air central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans; Central air

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $173 ($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 $99k (0.4% below list).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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.
• Market conditions: Rents rising fast (+4.8%/yr); 512 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $684 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 48 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1932 — 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 $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1932 — 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: 1.00% ✗
• Cap rate: 8.39%
• Cash-on-cash: 7.48%
• DSCR: 1.33
• GRM: 8.4

CMA / ARV

• ARV (median comp): $133,400
• List price: $99,000
• Delta: -25.79%
• 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
2830 W State St	0.29mi	2/1.0	970 (+4%)	4mo	$164,900	$170	76
2940 W Walnut St	0.11mi	3/2.0 (+1)	1,008 (+8%)	3mo	$135,000	$134	69
541 S Warren Ave	0.70mi	2/1.5	903 (-3%)	3mo	$155,000	$172	58
3036 W Water St	0.35mi	3/1.5 (+1)	1,040 (+12%)	1mo	$135,000	$130	56
2939 W Grand St	0.59mi	2/1.0	840 (-10%)	1mo	$115,000	$137	56
3121 W Harrison St	0.31mi	3/2.0 (+1)	1,052 (+13%)	1mo	$187,500	$178	54
2322 W Olive St	0.72mi	2/1.0	868 (-7%)	3mo	$64,900	$75	53
500 S Warren Ave	0.73mi	2/1.5	1,000 (+8%)	4mo	$149,900	$150	48
2916 W Chestnut St	0.64mi	2/1.0	1,040 (+12%)	3mo	$139,000	$134	48
2634 W Phelps St	0.62mi	3/1.0 (+1)	1,038 (+12%)	3mo	$135,000	$130	44
2914 W Chestnut St	0.64mi	3/1.0 (+1)	1,040 (+12%)	3mo	$129,000	$124	43
2928 W Chestnut St	0.64mi	3/1.0 (+1)	1,040 (+12%)	3mo	$119,000	$114	43

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-3,237
• Equity at exit: $14,761

10-year hold

• IRR: 8.4%
• Equity multiple: 1.69×
• Total profit: $19,038
• Equity at exit: $8,560

Cash invested: $27,720 (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: 8.4×

Monthly cashflow live

• Estimated rent: $986 high
• Mortgage (P&I): −$519
• Tax from tax record: −$46 /mo · $547/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $173

Break-even live

Break-even rent $767

Max offer price $99,000

Occupancy floor 77%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2854 W Walnut St Springfield, MO	3.0	1.0	945	$995	$1.05	21d	1	0.13mi
3028 W Walnut St Springfield, MO	2.0	1.0	975	$850	$0.87	21d	1	0.19mi
520 S Scenic Ave Unit 101-A Springfield, MO	1.0	1.0	550	$650	$1.18	43d	1	0.31mi
547 S Hilton Ave Springfield, MO	3.0	1.0	1008	$1,175	$1.17	43d	1	0.39mi
2711 W Olive St Springfield, MO	1.0	1.0	621	$750	$1.21	23d	1	0.39mi
2541 W Lincoln St Springfield, MO	2.0	1.0	1034	$975	$0.94	43d	1	0.46mi
1020 S Clifton Ave Springfield, MO	2.0	2.0	1010	$950	$0.94	23d	1	0.75mi
1040 S Clifton Ave Springfield, MO	2.0	2.0	1010	$945	$0.94	13d	1	0.80mi
2204 W Madison St Springfield, MO	3.0	1.0	960	$1,095	$1.14	13d	1	0.84mi
922 N Glenn Ave Springfield, MO	2.0	1.0	780	$1,100	$1.41	43d	1	0.88mi
741 N West Ave Springfield, MO	2.0	1.0	912	$950	$1.04	43d	1	0.93mi
740 N West Ave Springfield, MO	3.0	1.0	900	$995	$1.11	23d	1	0.95mi
2712 W Nichols St Springfield, MO	2.0	1.0	619	$795	$1.28	43d	1	0.95mi
522 N Park Ave Springfield, MO	1.0	1.0	608	$950	$1.56	43d	1	0.99mi
1911 W Elm St Springfield, MO	2.0	1.0	580	$875	$1.51	43d	1	1.02mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	13d	1	1.16mi
3016 W Hovey St Springfield, MO	3.0	2.0	1059	$1,350	$1.27	43d	1	1.29mi

Listing history 11 events

1. 2026-06-10
   days on market $99,000 Active 48 DOM
2. 2026-06-09
   days on market $99,000 Active 47 DOM
3. 2026-06-08
   days on market $99,000 Active 46 DOM
4. 2026-06-07
   days on market $99,000 Active 45 DOM
5. 2026-06-03
   days on market $99,000 Active 41 DOM
6. 2026-06-02
   days on market $99,000 Active 40 DOM
7. 2026-06-01
   days on market $99,000 Active 39 DOM
8. 2026-05-31
   days on market $99,000 Active 38 DOM
9. 2026-05-30
   days on market $99,000 Active 37 DOM
10. 2026-04-23
    listed $99,000 Active 874-char remark
11. 2012-03-06
    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: $547 · $46/mo
• Projected year-2 tax: $960 · $80/mo
• Expected delta: +$413/yr (+$34/mo · 75.5%)

ⓘ 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 · 20 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: $11,829
• − Mortgage interest: −$5,546
• − Property taxes: −$547
• − Insurance: −$495
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$2,880
• Taxable income: $468
• Est. tax owed @ 24.0%: −$112
• After-tax cash flow: $1,960/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

2 events — show timeline

• 2026-04-23 Listed $99,000 SOMO
• 2012-03-06 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $547 · -28.1% YoY. Source: county tax records.