1421 E Seminole St · Springfield, MO 65804

$135,000

3 bd · 2.0 ba · 1,520 sqft · SingleFamily public records · 15 Days on market

Built 1947 6,970 sqft lot $89/sqft · 36% below area Est $210k · 36% 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 +29.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent opportunity for investors! With strong curb appeal, this property offers the kind of long-term value buyers are looking for. Currently tenant-occupied at $1,067 per month through 02/28/2027, providing immediate rental income from day one. The appealing exterior, established tenancy, and dependable rental history make this property a great addition to an investment portfolio. Whether you are expanding your holdings or purchasing your first rental property, this home offers strong investment potential with a lease already in place.

Key facts

• 6,970 sq ft lot
• Built 1947
• Listed 15 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: 1,520 above-grade finished area
• Exterior features: Public water; Public sewer; Lot in Melrose Place subdivision

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Fireplace; Basement

🏷️ Possibly a rental listed for sale. The $135,000 price doesn't fit this home's estimated sale value (~$210,352) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: Delaware Elem. (math 27% / reading 37%, grade F, #761 of 1,115 statewide, top 72%, 303 students, 66% 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 66% FRL vs 46% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 270 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).
• This rent runs 32% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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 + 3.2% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 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 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — 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: 1.23% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.31%
• DSCR: 1.68
• GRM: 6.8

CMA / ARV

• ARV (median comp): $210,352
• List price: $135,000
• Delta: -35.82%
• 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
1541 E Crestview St	0.30mi	3/1.5	1,521 (+0%)	3mo	$219,900	$145	82
1538 E Lindberg St	0.21mi	3/1.5	1,430 (-6%)	2mo	$190,000	$133	76
2323 S Hampton Ave	0.52mi	3/1.5	1,524 (+0%)	2mo	$229,900	$151	72
2528 S Weller Ave	0.47mi	3/2.0	1,568 (+3%)	2mo	$260,000	$166	71
1532 E Seminole St	0.17mi	3/1.5	1,310 (-14%)	2mo	$223,900	$171	65
1847 S Collinson Ave	0.39mi	3/1.5	1,633 (+7%)	3mo	$228,000	$140	65
2524 S Kickapoo Ave	0.44mi	2/1.5 (-1)	1,464 (-4%)	2mo	$219,900	$150	65
2535 S Prospect Ave	0.50mi	3/2.0	1,404 (-8%)	2mo	$250,000	$178	62
1261 E Gretna St	0.66mi	3/2.0	1,460 (-4%)	0mo	$229,000	$157	62
1229 E Berkeley St	0.30mi	4/2.0 (+1)	1,733 (+14%)	3mo	$260,000	$150	56
2147 S Hampton Ave	0.49mi	2/1.0 (-1)	1,416 (-7%)	3mo	$259,900	$184	54
2346 S Florence Ave	0.45mi	4/2.5 (+1)	1,716 (+13%)	2mo	$260,000	$152	49

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 · 3.23% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.24×
• Total profit: $9,183
• Equity at exit: $20,129

10-year hold

• IRR: 15.8%
• Equity multiple: 2.30×
• Total profit: $48,964
• Equity at exit: $11,672

Cash invested: $37,800 (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 65804

• Rents YoY: 3.2%
• Active inventory: 270
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,656 high
• Mortgage (P&I): −$708
• Tax from tax record: −$61 /mo · $737/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $482

Break-even live

Break-even rent $1,045

Max offer price $135,000

Occupancy floor 66%

Sensitivity live

Price	-10% $559	-5% $520	+0% $482	+5% $444	+10% $406
Rent	-10% $351	-5% $417	+0% $482	+5% $548	+10% $613
Rate	-1.0pp $550	-0.5pp $517	base $482	+0.5pp $447	+1.0pp $412

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1477 E Lindberg St Springfield, MO	3.0	1.0	1300	$1,445	$1.11	16d	1	0.16mi
1259 E Berkeley St Springfield, MO	3.0	2.0	1382	$1,699	$1.23	46d	1	0.25mi
2308 S Hampton Ave Springfield, MO	3.0	1.5	1440	$1,650	$1.15	46d	1	0.47mi
2535 S Prospect Ave Springfield, MO	3.0	2.0	1404	$1,595	$1.14	16d	1	0.51mi
1918 S Kings Ave Springfield, MO	3.0	2.0	1520	$2,200	$1.45	46d	1	0.64mi
1562 S National Ave Springfield, MO	3.0	1.0	1064	$1,225	$1.15	46d	1	0.82mi
932 E Sunset St Springfield, MO	2.0–3.0	2.0	1088	$1,895	$1.74	16d	3	0.83mi
1855 S Valleyroad Ave Springfield, MO	4.0	2.0	1920	$2,300	$1.20	46d	1	0.84mi
1044 E Linwood Dr Springfield, MO	3.0	1.5	1720	$1,750	$1.02	46d	1	0.91mi
1420 S Pickwick Ave Springfield, MO	3.0	2.0	1164	$1,550	$1.33	46d	1	0.93mi
813 E Morningside St Springfield, MO	3.0	1.0	1216	$1,395	$1.15	26d	1	0.95mi
2720 S Stewart Ave Springfield, MO	2.0	1.5	1600	$1,200	$0.75	26d	1	0.95mi
2521 S Holland Ave Springfield, MO	1.0–2.0	1.0–2.0	1034	$1,695	$1.64	46d	1	0.98mi
2715 S Kimbrough Ave Springfield, MO	2.0	2.0	1640	$2,660	$1.62	16d	8	1.18mi
2020 E Holly Ct Springfield, MO	3.0	2.0	1718	$1,595	$0.93	46d	1	1.38mi
2917 S Roanoke Ave Springfield, MO	3.0	2.0	1262	$1,700	$1.35	26d	1	1.39mi
2935 S Roanoke Ave Springfield, MO	3.0	2.0	1429	$1,150	$0.80	16d	1	1.42mi
428 W Broadmoor St Springfield, MO	4.0	2.0	1804	$1,850	$1.03	16d	1	1.43mi
820 E Montclair St Springfield, MO	1.0–2.0	1.0–2.0	870	$1,100	$1.26	46d	1	1.44mi

Listing history 4 events

1. 2026-05-30
   status $135,000 Pending 15 DOM
2. 2026-05-14
   listed $135,000 Active 545-char remark
3. 2022-09-01
   soldstatus
4. 2017-01-02
   listed $70,000

ⓘ 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: $737 · $61/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$572/yr (+$48/mo · 77.6%)

ⓘ 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 · 19 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: $19,867
• − Mortgage interest: −$7,562
• − Property taxes: −$737
• − Insurance: −$675
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − Depreciation: −$3,927
• Taxable income: $3,787
• Est. tax owed @ 24.0%: −$909
• After-tax cash flow: $4,878/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): 40,935
• Household income: $62,301
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 1412.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 4% Black 2% Asian 2%
• Common ancestry: Italian 3% Lithuanian 3% Slovak 3%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 2% 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: ▼ -271.81%
• Current HPI: 197.8418
• Rent YoY: ▲ 3.23%
• 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

+92.9% since first listed

4 events — show timeline

• 2026-05-29 Pending — SOMO
• 2026-05-14 Listed $135,000 SOMO
• 2022-09-01 Sold (Public Records) — Public Records
• 2017-01-02 Listed $70,000 SOMO

Property tax history

+4.8%/yr

Latest (2025): $737 · +1.1% YoY. Source: county tax records.