1012 S Fort Ave · Springfield, MO 65807

$105,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 111 Days on market

Built 1925 5,663 sqft lot Est $130k · 20% 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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.8/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tenants Lease good till 4/30/2026.Must give 48 hours notice to call tenant to do a showing. Welcome to 1012 S Fort Avenue, a charming home located in the heart of Springfield. This property offers a functional layout with comfortable living spaces and plenty of natural light throughout. The interior features neutral finishes, creating a welcoming atmosphere that's ready for your personal touch. This is a Child listing it is part of a package deal.

Key facts

• 5,663 sq ft lot
• Garage
• Built 1925

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $153 ($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 $103k (1.5% below list).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: Mcgregor Elem. (math 12% / reading 17%, grade F, #993 of 1,115 statewide, top 90%, 271 students, 90% FRL); Parkview High (math 11% / reading 40%, grade F, #433 of 521 statewide, top 83%, 1,234 students, 62% FRL) — zoned schools average 76% FRL vs 46% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 39% district-wide (-19 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 (+2.6%/yr); 249 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $726 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 111 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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: 0.98% ✗
• Cap rate: 8.05%
• Cash-on-cash: 6.26%
• DSCR: 1.28
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $130,464
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1530 W Lombard St	0.28mi	2/1.0	840 (-3%)	1mo	$145,000	$173	81
1012 S Fort Ave	0.00mi	2/1.0	768 (-11%)	1mo	$105,000	$137	81
942 S Nettleton Ave	0.18mi	2/2.0	816 (-6%)	0mo	$122,900	$151	78
1139 S Fort Ave	0.20mi	3/1.0 (+1)	890 (+3%)	5mo	$218,000	$245	77
1259 S Ferguson Ave	0.34mi	1/1.0 (-1)	864 (0%)	4mo	$140,000	$162	75
735 S Missouri Ave	0.46mi	2/1.0	904 (+5%)	0mo	$140,000	$155	70
1121 S Fort Ave	0.18mi	2/1.0	741 (-14%)	4mo	$67,000	$90	64
1352 S Fort Ave	0.42mi	3/1.0 (+1)	824 (-5%)	6mo	$110,000	$133	63
1405 W Meadowmere St	0.34mi	2/1.0	993 (+15%)	4mo	$97,000	$98	56
920 S Douglas Ave	0.44mi	3/1.0 (+1)	956 (+11%)	1mo	$139,900	$146	56
864 S Main Ave	0.59mi	2/1.0	968 (+12%)	2mo	$182,000	$188	51
925 W Mount Vernon St	0.61mi	2/1.0	990 (+15%)	6mo	$129,900	$131	42

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 · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-7,680
• Equity at exit: $15,656

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $4,117
• Equity at exit: $9,078

Cash invested: $29,400 (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 65807

• Rents YoY: 2.6%
• Active inventory: 249
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,034 high
• Mortgage (P&I): −$551
• Tax from tax record: −$69 /mo · $830/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $153

Break-even live

Break-even rent $840

Max offer price $105,000

Occupancy floor 80%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1036 W Monroe Ter Springfield, MO	2.0	1.0	812	$795	$0.98	23d	1	0.33mi
810 W Catalpa St Apt 316 Springfield, MO	1.0	1.0	581	$551	$0.95	23d	1	0.38mi
810 W Catalpa St Apt 302 Springfield, MO	2.0	1.0	806	$664	$0.82	23d	1	0.38mi
627 S Fort Ave Springfield, MO	2.0	1.0	880	$895	$1.02	23d	1	0.44mi
847 S Grant Ave Springfield, MO	2.0	1.0	1080	$815	$0.75	44d	1	0.50mi
930 W Harrison St Springfield, MO	3.0	2.0	1046	$1,150	$1.10	14d	1	0.51mi
1112 S Grant Ave Springfield, MO	1.0	1.0	800	$1,095	$1.37	44d	1	0.53mi
1044 S Main Ave Springfield, MO	2.0	1.0	1089	$1,050	$0.96	44d	1	0.59mi
505 W Grand St Springfield, MO	1.0–2.0	1.0–2.0	996	$1,395	$1.40	14d	1	0.61mi
1735 W Bennett St Springfield, MO	1.0	1.0	800	$1,124	$1.41	14d	2	0.62mi
513 S Broadway Ave Springfield, MO	2.0	1.0	800	$855	$1.07	44d	1	0.62mi
433 W Grand St Unit C Springfield, MO	2.0	1.0	1023	$1,295	$1.27	44d	1	0.67mi
1200 W Walnut St Springfield, MO	2.0	2.0	1000	$995	$0.99	14d	3	0.67mi
865 S Douglas Ave Springfield, MO	2.0	2.0	850	$895	$1.05	14d	4	0.77mi
2204 W Madison St Springfield, MO	3.0	1.0	960	$1,095	$1.14	14d	1	0.83mi
901 South Ave Springfield, MO	2.0–3.0	1.0–2.0	695	$825	$1.19	44d	1	0.83mi
1911 W Elm St Springfield, MO	2.0	1.0	580	$875	$1.51	44d	1	0.85mi
755 South Ave Unit 2 Springfield, MO	1.0	1.0	600	$850	$1.42	23d	1	0.88mi
741 South Ave Unit 5 Springfield, MO	1.0	1.0	950	$750	$0.79	44d	1	0.88mi
301 W State St Unit D Springfield, MO	1.0	1.0	570	$875	$1.54	23d	1	0.89mi
806 South Ave Springfield, MO	1.0	1.0	670	$1,085	$1.62	14d	3	0.89mi
733 W College St Springfield, MO	1.0	1.0	700	$750	$1.07	14d	1	0.92mi
535 W Walnut St Springfield, MO	2.0	2.0	1096	$1,495	$1.36	44d	1	0.96mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	14d	1	0.96mi
430 W Pershing St Springfield, MO	2.0	2.0	765	$1,195	$1.56	14d	1	1.00mi
1634 S Marion Ave Springfield, MO	3.0	1.0–2.0	845	$1,404	$1.66	14d	23	1.02mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	21d	5	1.03mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	23d	5	1.03mi
305 S Campbell Ave Unit 208 Springfield, MO	1.0	1.0	649	$975	$1.50	14d	1	1.06mi
1625 S Marion Ave Springfield, MO	1.0–2.0	1.0–2.0	900	$1,321	$1.47	14d	5	1.07mi
1017 W Washita St Unit 2 Springfield, MO	1.0	1.0	585	$825	$1.41	14d	1	1.09mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	23d	5	1.10mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	14d	4	1.10mi
1020 S Clifton Ave Springfield, MO	2.0	2.0	1010	$950	$0.94	23d	1	1.13mi
1040 S Clifton Ave Springfield, MO	2.0	2.0	1010	$945	$0.94	14d	1	1.13mi
209 W McDaniel St Unit 209-207 Springfield, MO	1.0	1.0	700	$950	$1.36	44d	1	1.15mi
533 Bear Blvd Unit 111 Springfield, MO	1.0	1.0	1100	$649	$0.59	44d	1	1.17mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	14d	8	1.19mi
511 E Cherry St Unit 2 Springfield, MO	1.0	1.0	700	$850	$1.21	44d	1	1.22mi
309 S Jefferson Ave Unit 211 Springfield, MO	2.0	2.0	762	$767	$1.01	44d	1	1.23mi

Listing history 17 events

1. 2026-04-18
   status Pending
2. 2026-04-01
   status Active
3. 2026-03-27
   status Pending
4. 2026-03-17
   price $105,000
5. 2025-12-18
   listed $120,000 Active
6. 2024-11-08
   historical $850
7. 2024-04-24
   listed $850
8. 2024-04-10
   historical $850
9. 2024-03-14
   listed $850
10. 2021-02-18
    soldstatus
11. 2020-07-29
    soldstatus
12. 2017-01-11
    soldstatus
13. 2008-08-04
    listed $54,900
14. 2007-11-05
    listed $54,900
15. 2005-05-27
    soldstatus
16. 2005-05-20
    soldstatus
17. 2003-09-26
    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: $830 · $69/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$188/yr (+$16/mo · 22.7%)

ⓘ 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: $12,410
• − Mortgage interest: −$5,882
• − Property taxes: −$830
• − Insurance: −$525
• − Repairs & maintenance: −$993
• − Management: −$993
• − Depreciation: −$3,055
• Taxable income: $133
• Est. tax owed @ 24.0%: −$32
• After-tax cash flow: $1,809/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): 56,659
• Household income: $53,870
• Rent vs Own: 55.5% rent · 44.5% own
• Severe rent burden: 3420.0

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 7% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 1% Arabic 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: ▼ -205.97%
• Current HPI: 210.4358
• Rent YoY: ▲ 2.60%
• 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

+91.3% since first listed

17 events — show timeline

• 2026-04-18 Pending — SOMO
• 2026-04-01 Relisted — SOMO
• 2026-03-27 Pending — SOMO
• 2026-03-17 Price Changed $105,000 SOMO
• 2025-12-18 Listed $120,000 SOMO
• 2024-11-08 Rental Removed $850 APPFOLIO
• 2024-04-24 Listed for Rent $850 APPFOLIO
• 2024-04-10 Rental Removed $850 APPFOLIO
• 2024-03-14 Listed for Rent $850 APPFOLIO
• 2021-02-18 Sold (Public Records) — Public Records
• 2020-07-29 Sold (Public Records) — Public Records
• 2017-01-11 Sold (Public Records) — Public Records
• 2008-08-04 Listed $54,900 SOMO
• 2007-11-05 Listed $54,900 SOMO
• 2005-05-27 Sold (Public Records) — Public Records
• 2005-05-20 Sold (Public Records) — Public Records
• 2003-09-26 Sold (Public Records) — Public Records

Property tax history

+7.9%/yr

Latest (2025): $830 · +72.1% YoY. Source: county tax records.