1665 E Mcdaniel St · Springfield, MO 65802

$160,000

3 bd · 2.0 ba · 2,756 sqft · SingleFamily public records · 4 Days on market

Built 1930 0.27 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• 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

Investment opportunity with endless potential! Situated on a spacious . 27 acre lot, this unique property offers a 2-story home with multiple rooms and flexible space ready for your vision. Whether you're looking for a fixer-upper, rental investment, redevelopment opportunity, or workshop space, this property has so much to offer. Outside you'll find a wood shop and two additional storage sheds, all with electricity already connected. Property is zoned R-TH, opening the door for additional possibilities and future use opportunities. Convenient location with room to create, renovate, or invest.

Key facts

• Zoned r-th
• Spacious lot
• Wood shop

Tags

• SPACIOUS LOT
• WOOD SHOP
• STORAGE SHEDS
• ZONED R-TH

Property features AI

Exterior

• Parking: Driveway with gravel surfacing
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories
• Construction: Built on a foundation (year built not provided)
• Exterior features: Covered front porch; Full fencing; Shed and other outbuildings

Interior

• Kitchen: Gas oven; Free‑standing gas oven; Dishwasher; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Window air conditioning units
• Interior features: Dishwasher; Refrigerator; Gas oven (free-standing)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 10.9% 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: Rountree Elem. (math 22% / reading 42%, grade F, #761 of 1,115 statewide, top 72%, 226 students, 48% 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).
• Market conditions: Rents rising fast (+4.8%/yr); 512 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,302 units permitted in Greene County in 2024 (250 in 5+ unit buildings).
• At $2,074/mo this rent would consume 45% of the median local household income ($55k/yr) (locally 1818% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 4.8% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $160,000

Questions for the listing agent

1. Built in 1930 — 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: 1.30% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.39%
• DSCR: 1.73
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $421,668
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
516 S Weller Ave	0.35mi	3/2.0	3,009 (+9%)	1mo	$349,900	$116	68
1505 E Walnut St	0.22mi	3/2.0	2,430 (-12%)	7mo	$499,000	$205	64
1523 E Monroe St	0.47mi	4/3.0 (+1)	2,957 (+7%)	6mo	$350,000	$118	52
310 S Cordova Ct	0.53mi	4/2.0 (+1)	2,682 (-3%)	24mo	$410,000	$153	46
1319 E Monroe St	0.68mi	3/2.0	2,366 (-14%)	1mo	$429,900	$182	44
647 S Weller Ave	0.49mi	4/3.5 (+1)	2,949 (+7%)	23mo	$695,000	$236	35
1350 E Central St	0.72mi	4/4.0 (+1)	3,046 (+10%)	19mo	$179,900	$59	20

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: 9.4%
• Equity multiple: 1.38×
• Total profit: $16,901
• Equity at exit: $23,857

10-year hold

• IRR: 20.0%
• Equity multiple: 2.81×
• Total profit: $81,306
• Equity at exit: $13,834

Cash invested: $44,800 (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 65802

• Home prices YoY: -31.9%
• Rents YoY: 4.8%
• Active inventory: 512
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,074 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$121 /mo · $1,449/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $612

Break-even live

Break-even rent $1,299

Max offer price $160,000

Occupancy floor 65%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1112 E Walnut St Apt 2 Springfield, MO	4.0	2.0	2240	$2,450	$1.09	43d	1	0.78mi
1120 N Clay Ave Springfield, MO	3.0	3.5	3116	$3,150	$1.01	13d	1	1.28mi

Listing history 7 events

1. 2026-06-03
   status $160,000 Pending 4 DOM
2. 2026-06-02
   days on market $160,000 Active 4 DOM
3. 2026-06-01
   days on market $160,000 Active 3 DOM
4. 2026-05-31
   days on market $160,000 Active 2 DOM
5. 2026-05-29
   listed $160,000 Active
6. 2004-06-22
   soldstatus
7. 2003-09-24
   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: $1,449 · $121/mo
• Projected year-2 tax: $1,552 · $129/mo
• Expected delta: +$103/yr (+$9/mo · 7.1%)

ⓘ 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 · 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: $24,888
• − Mortgage interest: −$8,962
• − Property taxes: −$1,449
• − Insurance: −$800
• − Repairs & maintenance: −$1,991
• − Management: −$1,991
• − Depreciation: −$4,655
• Taxable income: $5,040
• Est. tax owed @ 24.0%: −$1,210
• After-tax cash flow: $6,134/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

3 events — show timeline

• 2026-05-29 Listed $160,000 SOMO
• 2004-06-22 Sold (Public Records) — Public Records
• 2003-09-24 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,449 · +2.9% YoY. Source: county tax records.