None · Springfield, MO 65803

$145,000

2 bd · 2.0 ba · 1,501 sqft · SingleFamily public records · 35 Days on market

Built 1887 7,492 sqft lot $97/sqft · 8% below area Est $158k · 8% under

---

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 +17.3/30.0
• ARV discount +11.3/15.0
• DSCR +5.4/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +3.6/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity in Springfield featuring a 3cbedroom, 2 bathroom home with strong potential for future returns. Conveniently located near shopping, dining, and major roadways, this property offers a functional layout and excellent opportunity for investors looking to expand their portfolio or add another rental property to their holdings.

Key facts

• 7,492 sq ft lot
• Built 1887
• Listed 35 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residential home; Two-story
• Construction: Approximately 1,501 above-grade finished square feet
• Exterior features: Composition roof; Asphalt road access on a public maintained city street; Located in the Ozark Heights subdivision

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating with forced-air central system
• Interior features: Two levels

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/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 $126k (13.4% below list).
• Recommended offer: $126k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: Williams Elem. (math 12% / reading 22%, grade F, #967 of 1,115 statewide, top 88%, 317 students, 85% FRL); Hillcrest High (math 9% / reading 35%, grade F, #462 of 521 statewide, top 90%, 1,017 students, 64% FRL) — zoned schools average 74% FRL vs 46% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 39% district-wide (-20 pts) — the specific schools serving this property underperform the Springfield R-XII average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.2%/yr); 394 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 $1k 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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 1887 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,523 (13.4% 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 13% concession, seller financing, or rate buy-down credit?
2. Built in 1887 — 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: 0.87% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.17%
• DSCR: 1.14
• GRM: 9.6

CMA / ARV

• ARV (median comp): $158,262
• List price: $145,000
• Delta: -8.38%
• 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
2131 N Johnston Ave	0.35mi	3/2.0 (+1)	1,470 (-2%)	2mo	$135,000	$92	73
2237 N Franklin Ave	0.49mi	3/2.0 (+1)	1,440 (-4%)	4mo	$175,000	$122	62
2151 N Campbell Ave	0.75mi	2/1.0	1,462 (-3%)	4mo	$125,000	$85	54
2243 N Missouri Ave	0.55mi	2/1.5	1,315 (-12%)	4mo	$135,000	$103	48
1534 N Grant Ave	0.49mi	3/1.0 (+1)	1,349 (-10%)	4mo	$80,000	$59	48
931 W Turner St	0.58mi	3/2.0 (+1)	1,643 (+10%)	6mo	$149,900	$91	47
1956 W Atlantic St	0.69mi	3/2.5 (+1)	1,601 (+7%)	4mo	$185,000	$116	47
1531 W Hamilton St	0.63mi	3/2.0 (+1)	1,305 (-13%)	3mo	$115,000	$88	41
1710 W High St	0.58mi	2/1.5	1,279 (-15%)	6mo	$149,900	$117	41
628 W Lynn St	0.69mi	3/2.0 (+1)	1,352 (-10%)	9mo	$199,900	$148	39
2010 W Atlantic St	0.73mi	3/2.0 (+1)	1,658 (+10%)	6mo	$215,000	$130	38
2074 N Albertha Ave	0.74mi	3/1.0 (+1)	1,320 (-12%)	5mo	$139,900	$106	32

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: -10.1%
• Equity multiple: 0.63×
• Total profit: $-15,130
• Equity at exit: $21,620

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $2,079
• Equity at exit: $12,537

Cash invested: $40,600 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,255 high
• Mortgage (P&I): −$760
• Tax from tax record: −$64 /mo · $762/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $107

Break-even live

Break-even rent $1,119

Max offer price $145,000

Occupancy floor 86%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	44d	1	0.82mi
616 W Webster St Springfield, MO	2.0	1.5	1178	$1,050	$0.89	13d	1	0.83mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	44d	1	0.85mi
1127 W Talmage St Springfield, MO	3.0	2.0	1160	$1,650	$1.42	44d	1	0.95mi
1442 N Texas Ave Springfield, MO	3.0	2.0	1626	$1,400	$0.86	44d	1	1.48mi

Listing history 20 events

1. 2026-06-18
   days on market $145,000 Active 35 DOM
2. 2026-06-17
   days on market $145,000 Active 34 DOM
3. 2026-06-16
   days on market $145,000 Active 33 DOM
4. 2026-06-15
   days on market $145,000 Active 32 DOM
5. 2026-06-14
   days on market $145,000 Active 30 DOM
6. 2026-06-10
   days on market $145,000 Active 27 DOM
7. 2026-06-09
   days on market $145,000 Active 26 DOM
8. 2026-06-08
   days on market $145,000 Active 25 DOM
9. 2026-06-07
   days on market $145,000 Active 24 DOM
10. 2026-06-03
    days on market $145,000 Active 20 DOM
11. 2026-06-02
    days on market $145,000 Active 19 DOM
12. 2026-06-01
    days on market $145,000 Active 18 DOM
13. 2026-05-31
    days on market $145,000 Active 17 DOM
14. 2026-05-30
    days on market $145,000 Active 16 DOM
15. 2026-05-14
    listed $145,000 Active 345-char remark
16. 2025-01-30
    historical $1,095
17. 2025-01-18
    listed $1,095
18. 2020-07-09
    listed $105,600
19. 2010-05-06
    soldstatus
20. 2004-09-15
    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: $762 · $64/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$644/yr (+$54/mo · 84.5%)

ⓘ 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 · 18 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: $15,063
• − Mortgage interest: −$8,122
• − Property taxes: −$762
• − Insurance: −$725
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$4,218
• Taxable loss: −$1,175
• Est. tax savings @ 24.0%: +$282
• After-tax cash flow: $1,570/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

+37.3% since first listed

6 events — show timeline

• 2026-05-14 Listed $145,000 SOMO
• 2025-01-30 Rental Removed $1,095 APPFOLIO
• 2025-01-18 Listed for Rent $1,095 APPFOLIO
• 2020-07-09 Listed $105,600 SOMO
• 2010-05-06 Sold (Public Records) — Public Records
• 2004-09-15 Sold (Public Records) — Public Records

Property tax history

+8.3%/yr

Latest (2025): $762 · +18.6% YoY. Source: county tax records.