2756 E Cairo St · Springfield, MO 65802

$170,000

3 bd · 1.0 ba · 1,237 sqft · SingleFamily public records · 35 Days on market

Built 1971 10,454 sqft lot $137/sqft · 6% below area Est $182k · 6% under

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Why this score? — see what drove the D 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 +11.9/30.0
• ARV discount +10.4/15.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• DSCR +3.5/10.0
• Schools +3.2/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Solid brick-front home is an excellent opportunity for investors! With strong curb appeal and a durable exterior, this property offers the kind of long-term value buyers are looking for. Currently tenant-occupied at $1,500 per month through 10/31/2026, 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

• Brick-front home
• 0.24 acre lot
• 2 garage spots

Tags

• BRICK-FRONT HOME
• IMMEDIATE RENTAL INCOME
• DEPENDABLE RENTAL HISTORY
• STRONG INVESTMENT POTENTIAL

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Exterior features: Corner lot; 0.24-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); Central heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-45 ($-536/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (25.3% below list).
• Recommended offer: $127k (25.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.6% in Springfield — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Bingham Elem. (math 27% / reading 37%, grade F, #761 of 1,115 statewide, top 72%, 422 students, 78% FRL); Hickory Hills Middle (math 31% / reading 44%, grade F, #215 of 391 statewide, top 56%, 414 students, 46% FRL); Glendale High (math 21% / reading 55%, grade F, #290 of 521 statewide, top 56%, 1,307 students, 33% FRL).
• Market conditions: Rents rising fast (+4.8%/yr); 512 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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

• 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 $126,998 (25.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.13%
• DSCR: 0.95
• GRM: 11.2

CMA / ARV

• ARV (median comp): $181,600
• List price: $170,000
• Delta: -6.39%
• 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
217 N Ken Ave	0.16mi	3/1.5	1,188 (-4%)	2mo	$200,000	$168	82
639 S Old Orchard Ave	0.35mi	3/1.0	1,272 (+3%)	1mo	$119,000	$94	78
209 S Burton Ave	0.16mi	2/1.0 (-1)	1,168 (-6%)	2mo	$129,000	$110	77
2626 E Elm St	0.23mi	4/2.0 (+1)	1,248 (+1%)	4mo	$199,500	$160	76
510 S Burton Ave	0.17mi	3/2.0	1,152 (-7%)	3mo	$199,900	$174	74
514 S Prince Ln	0.28mi	3/1.5	1,316 (+6%)	2mo	$220,000	$167	73
2918 E Monroe Ter	0.54mi	3/1.5	1,229 (-1%)	2mo	$209,000	$170	70
620 S Belcrest Ave	0.44mi	3/1.0	1,160 (-6%)	2mo	$94,900	$82	67
634 N Lone Pine Ave	0.55mi	2/2.0 (-1)	1,200 (-3%)	1mo	$210,000	$175	59
2212 E Cherry St	0.71mi	3/2.0	1,200 (-3%)	3mo	$181,000	$151	55
2965 E Belmont St	0.73mi	3/2.0	1,385 (+12%)	3mo	$269,900	$195	39
2154 E Cairo St	0.72mi	3/2.0	1,080 (-13%)	4mo	$144,400	$134	38

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: -16.4%
• Equity multiple: 0.41×
• Total profit: $-28,082
• Equity at exit: $25,348

10-year hold

• IRR: -5.5%
• Equity multiple: 0.62×
• Total profit: $-18,271
• Equity at exit: $14,698

Cash invested: $47,600 (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 65802

• Home prices YoY: -31.9%
• Rents YoY: 4.8%
• Active inventory: 512
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,270 high
• Mortgage (P&I): −$891
• Tax from tax record: −$86 /mo · $1,027/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $-45

Break-even live

Break-even rent $1,327

Max offer price $162,112

Occupancy floor 99%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
531 N Oak Grove Ave Springfield, MO	2.0	1.5	1184	$925	$0.78	43d	1	0.43mi
504 N Patterson Ave Apt C Springfield, MO	2.0	1.0	760	$725	$0.95	43d	1	0.52mi
2323 E Cherry St Springfield, MO	2.0	1.5	750	$1,195	$1.59	23d	1	0.59mi
2323 E Cherry St Springfield, MO	2.0	1.5	750	$1,195	$1.59	13d	1	0.59mi
3080 E Cherry St Unit D312 Springfield, MO	2.0	2.0	730	$1,125	$1.54	23d	1	0.61mi
3080 E Cherry St Unit F104-ADA Springfield, MO	3.0	2.0	1030	$1,500	$1.46	23d	1	0.61mi
3080 E Cherry St Unit H104-ADA Springfield, MO	3.0	2.0	1030	$1,565	$1.52	43d	1	0.61mi
3080 E Cherry St Unit G308 Springfield, MO	2.0	2.0	730	$1,245	$1.71	43d	1	0.61mi
2154 E Cairo St Springfield, MO	3.0	2.0	1100	$1,395	$1.27	43d	1	0.72mi
3455 E Lombard St Springfield, MO	2.0	2.0	828	$905	$1.09	43d	1	1.14mi
3501 E Lombard St Springfield, MO	1.0–3.0	1.0–2.0	800	$1,065	$1.33	43d	1	1.15mi
3440 E Lombard St Unit 110 Springfield, MO	2.0	1.5	900	$875	$0.97	43d	1	1.19mi
3440 E Lombard St Unit 129 Springfield, MO	2.0	1.5	900	$875	$0.97	23d	1	1.19mi
1834 E Monroe St Springfield, MO	2.0	1.0	792	$895	$1.13	43d	1	1.21mi
1302 S Estate Ave Springfield, MO	2.0	1.0	768	$1,100	$1.43	23d	1	1.24mi
726 S Kentwood Ave Springfield, MO	2.0	1.0	1116	$1,295	$1.16	13d	1	1.33mi
1225 S Ingram Mill Rd Springfield, MO	1.0–2.0	1.0–2.0	1150	$2,345	$2.04	13d	4	1.36mi
2323 E Division St Springfield, MO	4.0	2.0	1156	$1,495	$1.29	23d	1	1.36mi
2765 E Verona St Springfield, MO	3.0	2.0	1244	$1,600	$1.29	43d	1	1.38mi
2641 E Verona St Springfield, MO	3.0	2.0	1293	$1,750	$1.35	23d	1	1.39mi
2146 E Bennett St Unit 0 Springfield, MO	2.0	1.0	1009	$895	$0.89	43d	1	1.48mi

Listing history 22 events

1. 2026-06-18
   days on market $170,000 Active 35 DOM
2. 2026-06-17
   days on market $170,000 Active 34 DOM
3. 2026-06-16
   days on market $170,000 Active 33 DOM
4. 2026-06-15
   days on market $170,000 Active 32 DOM
5. 2026-06-14
   days on market $170,000 Active 30 DOM
6. 2026-06-10
   days on market $170,000 Active 27 DOM
7. 2026-06-09
   days on market $170,000 Active 26 DOM
8. 2026-06-08
   days on market $170,000 Active 25 DOM
9. 2026-06-07
   days on market $170,000 Active 24 DOM
10. 2026-06-03
    days on market $170,000 Active 20 DOM
11. 2026-06-02
    days on market $170,000 Active 19 DOM
12. 2026-06-01
    days on market $170,000 Active 18 DOM
13. 2026-05-31
    days on market $170,000 Active 17 DOM
14. 2026-05-30
    days on market $170,000 Active 16 DOM
15. 2026-05-14
    listed $170,000 Active 597-char remark
16. 2024-11-07
    historical $1,295
17. 2024-10-26
    listed $1,295
18. 2022-12-14
    historical
19. 2019-03-15
    soldstatus $355,524
20. 2017-01-01
    listed $65,000
21. 2016-01-12
    listed $104,113
22. 2004-03-26
    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: $1,027 · $86/mo
• Projected year-2 tax: $1,649 · $137/mo
• Expected delta: +$622/yr (+$52/mo · 60.5%)

ⓘ 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 2/10 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,240
• − Mortgage interest: −$9,523
• − Property taxes: −$1,027
• − Insurance: −$850
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − Depreciation: −$4,945
• Taxable loss: −$3,544
• Est. tax savings @ 24.0%: +$851
• After-tax cash flow: $315/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

+63.3% since first listed

8 events — show timeline

• 2026-05-14 Listed $170,000 SOMO
• 2024-11-07 Rental Removed $1,295 APPFOLIO
• 2024-10-26 Listed for Rent $1,295 APPFOLIO
• 2022-12-14 Rental Removed — RENT.
• 2019-03-15 Sold (Public Records) $355,524 Public Records
• 2017-01-01 Listed $65,000 SOMO
• 2016-01-12 Listed $104,113 SOMO
• 2004-03-26 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,027 · +27.1% YoY. Source: county tax records.