549 S West Ave · Springfield, MO 65806

$110,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 63 Days on market

Built 1943 7,405 sqft lot $109/sqft · 21% below area Est $139k · 21% 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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.3/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity in the heart of Springfield. Located at 549 S West Avenue, this 3-bedroom, 1-bath home offers 1,008 square feet of living space and immediate appeal for investors or buyers seeking an income-producing property. The home is currently tenant-occupied, and the tenant has expressed a desire to remain in place, creating an appealing opportunity for continued rental income. Conveniently situated near local amenities, dining, and everyday conveniences, this property blends location, functionality, and investment potential.

Key facts

• 7,405 sq ft lot
• Garage
• Built 1943

🏷️ Possibly a rental listed for sale. The $110,000 price doesn't fit this home's estimated sale value (~$138,824) 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/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 (+4.2%/yr); 86 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,302 units permitted in Greene County in 2024 (250 in 5+ unit buildings).
• At $1,136/mo this rent would consume 48% of the median local household income ($28k/yr) (locally 1966% 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 $761 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 63 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $19k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1943 — 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 $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.03% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.80%
• DSCR: 1.39
• GRM: 8.1

CMA / ARV

• ARV (median comp): $138,824
• List price: $110,000
• Delta: -20.76%
• 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
2223 W Elm St	0.24mi	2/1.0 (-1)	993 (-2%)	1mo	$115,000	$116	80
500 S Warren Ave	0.21mi	2/1.5 (-1)	1,000 (-1%)	4mo	$149,900	$150	79
2041 W Elm St	0.38mi	2/1.0 (-1)	1,028 (+2%)	2mo	$125,000	$122	72
541 S Warren Ave	0.16mi	2/1.5 (-1)	903 (-10%)	3mo	$155,000	$172	66
2940 W Walnut St	0.60mi	3/2.0	1,008 (0%)	3mo	$135,000	$134	66
2634 W Phelps St	0.58mi	3/1.0	1,038 (+3%)	3mo	$135,000	$130	65
2830 W State St	0.48mi	2/1.0 (-1)	970 (-4%)	4mo	$164,900	$170	62
2200 W Phelps St	0.59mi	3/1.0	936 (-7%)	0mo	$135,900	$145	60
2322 W Olive St	0.33mi	2/1.0 (-1)	868 (-14%)	3mo	$64,900	$75	54
521 N Park Ave	0.64mi	3/1.0	910 (-10%)	1mo	$85,000	$93	53
2919 W Page St	0.65mi	3/2.0	1,096 (+9%)	2mo	$176,500	$161	49
717 N West Ave	0.74mi	2/1.0 (-1)	909 (-10%)	0mo	$125,000	$138	44

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 · 4.17% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,126
• Equity at exit: $16,401

10-year hold

• IRR: 9.0%
• Equity multiple: 1.72×
• Total profit: $22,205
• Equity at exit: $9,511

Cash invested: $30,800 (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 65806

• Home prices YoY: -11.7%
• Rents YoY: 4.2%
• Active inventory: 86
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,136 high
• Mortgage (P&I): −$577
• Tax from tax record: −$49 /mo · $589/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $226

Break-even live

Break-even rent $850

Max offer price $110,000

Occupancy floor 75%

Sensitivity live

Price	-10% $288	-5% $257	+0% $226	+5% $195	+10% $164
Rent	-10% $136	-5% $181	+0% $226	+5% $271	+10% $316
Rate	-1.0pp $281	-0.5pp $254	base $226	+0.5pp $197	+1.0pp $168

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2412 W Lincoln St Springfield, MO	3.0	1.0	1260	$1,295	$1.03	24d	1	0.05mi
2541 W Lincoln St Springfield, MO	2.0	1.0	1034	$975	$0.94	44d	1	0.11mi
2602 W College St Springfield, MO	2.0	1.0	1350	$995	$0.74	14d	1	0.30mi
2204 W Madison St Springfield, MO	3.0	1.0	960	$1,095	$1.14	14d	1	0.37mi
2854 W Walnut St Springfield, MO	3.0	1.0	945	$995	$1.05	21d	1	0.53mi
1020 S Clifton Ave Springfield, MO	2.0	2.0	1010	$950	$0.94	24d	1	0.57mi
1040 S Clifton Ave Springfield, MO	2.0	2.0	1010	$945	$0.94	14d	1	0.62mi
3002 W Elm St Springfield, MO	3.0	2.0	1128	$1,295	$1.15	21d	1	0.65mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	14d	1	0.66mi
3028 W Walnut St Springfield, MO	2.0	1.0	975	$850	$0.87	21d	1	0.72mi
741 N West Ave Springfield, MO	2.0	1.0	912	$950	$1.04	44d	1	0.81mi
740 N West Ave Springfield, MO	3.0	1.0	900	$995	$1.11	24d	1	0.81mi
547 S Hilton Ave Springfield, MO	3.0	1.0	1008	$1,175	$1.17	44d	1	0.94mi
250 N Hilton Ave Springfield, MO	2.0	2.0	1153	$628	$0.54	14d	1	0.94mi
539 S Fort Ave Springfield, MO	2.0	1.0	1500	$1,025	$0.68	14d	1	0.99mi
1152 S Hillcrest Ave Springfield, MO	3.0	1.5	1240	$1,300	$1.05	44d	1	0.99mi
627 S Fort Ave Springfield, MO	2.0	1.0	880	$895	$1.02	24d	1	0.99mi
1500 W Grand St Springfield, MO	2.0–3.0	1.0–1.5	1365	$1,395	$1.02	14d	3	1.00mi
1365 S Scenic Ave Springfield, MO	3.0	2.0	1328	$1,550	$1.17	14d	1	1.02mi
922 N Glenn Ave Springfield, MO	2.0	1.0	780	$1,100	$1.41	44d	1	1.06mi
1200 W Walnut St Springfield, MO	2.0	2.0	1000	$995	$0.99	14d	3	1.07mi
1036 W Monroe Ter Springfield, MO	2.0	1.0	812	$795	$0.98	24d	1	1.19mi
513 S Broadway Ave Springfield, MO	2.0	1.0	800	$855	$1.07	44d	1	1.23mi
930 W Harrison St Springfield, MO	3.0	2.0	1046	$1,150	$1.10	14d	1	1.28mi
1625 S Marion Ave Springfield, MO	1.0–2.0	1.0–2.0	900	$1,321	$1.47	14d	5	1.35mi
1634 S Marion Ave Springfield, MO	3.0	1.0–2.0	845	$1,662	$1.97	14d	23	1.41mi
865 S Douglas Ave Springfield, MO	2.0	2.0	850	$895	$1.05	14d	4	1.41mi
710 W Walnut St Springfield, MO	3.0	2.0	1350	$1,695	$1.26	44d	1	1.48mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	24d	1	1.50mi
3016 W Hovey St Springfield, MO	3.0	2.0	1059	$1,350	$1.27	44d	1	1.50mi

Listing history 17 events

1. 2026-06-10
   status $110,000 Pending 63 DOM
2. 2026-06-09
   days on market $110,000 Active 63 DOM
3. 2026-06-08
   days on market $110,000 Active 62 DOM
4. 2026-06-07
   days on market $110,000 Active 61 DOM
5. 2026-06-03
   days on market $110,000 Active 57 DOM
6. 2026-06-02
   days on market $110,000 Active 56 DOM
7. 2026-06-01
   days on market $110,000 Active 55 DOM
8. 2026-05-31
   days on market $110,000 Active 54 DOM
9. 2026-05-30
   days on market $110,000 Active 53 DOM
10. 2026-05-11
    price $110,000 544-char remark

    Show marketing remark (544 chars)

    Investment opportunity in the heart of Springfield. Located at 549 S West Avenue, this 3-bedroom, 1-bath home offers 1,008 square feet of living space and immediate appeal for investors or buyers seeking an income-producing property. The home is currently tenant-occupied, and the tenant has expressed a desire to remain in place, creating an appealing opportunity for continued rental income. Conveniently situated near local amenities, dining, and everyday conveniences, this property blends location, functionality, and investment potential.

11. 2026-04-25
    price $115,000 544-char remark

    Show marketing remark (544 chars)

    Investment opportunity in the heart of Springfield. Located at 549 S West Avenue, this 3-bedroom, 1-bath home offers 1,008 square feet of living space and immediate appeal for investors or buyers seeking an income-producing property. The home is currently tenant-occupied, and the tenant has expressed a desire to remain in place, creating an appealing opportunity for continued rental income. Conveniently situated near local amenities, dining, and everyday conveniences, this property blends location, functionality, and investment potential.

12. 2026-04-17
    price $119,900 544-char remark

    Show marketing remark (544 chars)

    Investment opportunity in the heart of Springfield. Located at 549 S West Avenue, this 3-bedroom, 1-bath home offers 1,008 square feet of living space and immediate appeal for investors or buyers seeking an income-producing property. The home is currently tenant-occupied, and the tenant has expressed a desire to remain in place, creating an appealing opportunity for continued rental income. Conveniently situated near local amenities, dining, and everyday conveniences, this property blends location, functionality, and investment potential.

13. 2026-04-07
    listed $129,000 Active 544-char remark

    Show marketing remark (544 chars)

    Investment opportunity in the heart of Springfield. Located at 549 S West Avenue, this 3-bedroom, 1-bath home offers 1,008 square feet of living space and immediate appeal for investors or buyers seeking an income-producing property. The home is currently tenant-occupied, and the tenant has expressed a desire to remain in place, creating an appealing opportunity for continued rental income. Conveniently situated near local amenities, dining, and everyday conveniences, this property blends location, functionality, and investment potential.

14. 2016-01-13
    soldstatus
15. 2016-01-11
    soldstatus 152-char remark

    Show marketing remark (152 chars)

    Beautifully remodeled home with gorgeous hard wood and tile floors. Lovely open floor plan. Charming fenced in front and back yards. Must see in person!

16. 2015-06-25
    listed $54,900 152-char remark

    Show marketing remark (152 chars)

    Beautifully remodeled home with gorgeous hard wood and tile floors. Lovely open floor plan. Charming fenced in front and back yards. Must see in person!

17. 2005-06-13
    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: $589 · $49/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$478/yr (+$40/mo · 81.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°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: $13,634
• − Mortgage interest: −$6,162
• − Property taxes: −$589
• − Insurance: −$550
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − Depreciation: −$3,200
• Taxable income: $952
• Est. tax owed @ 24.0%: −$229
• After-tax cash flow: $2,481/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): 13,692
• Household income: $28,165
• Rent vs Own: 87.3% rent · 12.7% own
• Severe rent burden: 1966.0

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 (75%)
• Race & ethnicity: White 75% Two or more races 8% Hispanic / Latino 7% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Italian 1% Scotch-Irish 1%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -27.72%
• Current HPI: 208.8156
• Rent YoY: ▲ 4.17%
• 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

+100.4% since first listed

8 events — show timeline

• 2026-05-11 Price Changed $110,000 SOMO
• 2026-04-25 Price Changed $115,000 SOMO
• 2026-04-17 Price Changed $119,900 SOMO
• 2026-04-07 Listed $129,000 SOMO
• 2016-01-13 Sold (Public Records) — Public Records
• 2016-01-11 Sold (MLS) — SOMO
• 2015-06-25 Listed $54,900 SOMO
• 2005-06-13 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $589 · +8.1% YoY. Source: county tax records.