742 S Douglas Ave · Springfield, MO 65806

$75,000

2 bd · 1.0 ba · 884 sqft · SingleFamily public records · 165 Days on market

Built 1900 5,227 sqft lot $85/sqft · 43% below area Est $132k · 43% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• 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

Location, Location, Location! This great investment opportunity is located just minutes from downtown and not far from MSU. With 2 beds and 1 bath, this is a great little property perfect for anyone!

Key facts

• 5,227 sq ft lot
• Built 1900
• Listed 165 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($996 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,302 units permitted in Greene County in 2024 (250 in 5+ unit buildings).
• This rent runs 42% of the median local income ($28k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k 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 + 4.2% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $35k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 1.33% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.38%
• DSCR: 1.82
• GRM: 6.3

CMA / ARV

• ARV (median comp): $131,910
• List price: $75,000
• Delta: -43.14%
• 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
735 S Missouri Ave	0.12mi	2/1.0	904 (+2%)	0mo	$140,000	$155	90
942 S Market Ave	0.32mi	2/1.0	884 (0%)	6mo	$139,000	$157	80
864 S Main Ave	0.21mi	2/1.0	968 (+10%)	1mo	$182,000	$188	73
920 S Douglas Ave	0.22mi	3/1.0 (+1)	956 (+8%)	1mo	$139,900	$146	70
925 W Mount Vernon St	0.28mi	2/1.0	990 (+12%)	6mo	$129,900	$131	62
1068 S Broadway Ave	0.47mi	2/1.0	821 (-7%)	7mo	$139,900	$170	61
1530 W Lombard St	0.69mi	2/1.0	840 (-5%)	1mo	$145,000	$173	58
936 S Douglas Ave	0.25mi	3/1.5 (+1)	1,000 (+13%)	2mo	$89,000	$89	58
1139 S Fort Ave	0.70mi	3/1.0 (+1)	890 (+1%)	5mo	$218,000	$245	57
845 S Newton Ave	0.55mi	2/1.0	962 (+9%)	7mo	$134,900	$140	54
942 S Nettleton Ave	0.65mi	2/2.0	816 (-8%)	0mo	$122,900	$151	53
1012 S Fort Ave	0.54mi	2/1.0	768 (-13%)	1mo	$105,000	$137	52

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: 11.3%
• Equity multiple: 1.45×
• Total profit: $9,497
• Equity at exit: $11,183

10-year hold

• IRR: 21.1%
• Equity multiple: 2.88×
• Total profit: $39,556
• Equity at exit: $6,485

Cash invested: $21,000 (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: 6.3×

Monthly cashflow live

• Estimated rent: $996 high
• Mortgage (P&I): −$393
• Tax from tax record: −$41 /mo · $488/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $322

Break-even live

Break-even rent $589

Max offer price $75,000

Occupancy floor 63%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
847 S Grant Ave Springfield, MO	2.0	1.0	1080	$815	$0.75	43d	1	0.13mi
930 W Harrison St Springfield, MO	3.0	2.0	1046	$1,150	$1.10	13d	1	0.22mi
1036 W Monroe Ter Springfield, MO	2.0	1.0	812	$795	$0.98	23d	1	0.27mi
505 W Grand St Springfield, MO	1.0–2.0	1.0–2.0	996	$1,395	$1.40	13d	1	0.31mi
433 W Grand St Unit C Springfield, MO	2.0	1.0	1023	$1,295	$1.27	43d	1	0.34mi
513 S Broadway Ave Springfield, MO	2.0	1.0	800	$855	$1.07	43d	1	0.36mi
865 S Douglas Ave Springfield, MO	2.0	2.0	850	$895	$1.05	13d	4	0.37mi
301 W State St Unit D Springfield, MO	1.0	1.0	570	$875	$1.54	23d	1	0.38mi
1044 S Main Ave Springfield, MO	2.0	1.0	1089	$1,050	$0.96	43d	1	0.39mi
741 South Ave Unit 5 Springfield, MO	1.0	1.0	950	$750	$0.79	43d	1	0.39mi
755 South Ave Unit 2 Springfield, MO	1.0	1.0	600	$850	$1.42	23d	1	0.40mi
901 South Ave Springfield, MO	2.0–3.0	1.0–2.0	695	$825	$1.19	43d	1	0.43mi
806 South Ave Springfield, MO	1.0	1.0	670	$1,085	$1.62	13d	3	0.44mi
1112 S Grant Ave Springfield, MO	1.0	1.0	800	$1,095	$1.37	43d	1	0.47mi
627 S Fort Ave Springfield, MO	2.0	1.0	880	$895	$1.02	23d	1	0.48mi
535 W Walnut St Springfield, MO	2.0	2.0	1096	$1,495	$1.36	43d	1	0.49mi
430 W Pershing St Springfield, MO	2.0	2.0	765	$1,195	$1.56	13d	1	0.49mi
733 W College St Springfield, MO	1.0	1.0	700	$750	$1.07	13d	1	0.53mi
1200 W Walnut St Springfield, MO	2.0	2.0	1000	$995	$0.99	13d	3	0.54mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	23d	5	0.56mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	21d	5	0.56mi
810 W Catalpa St Apt 302 Springfield, MO	2.0	1.0	806	$664	$0.82	23d	1	0.57mi
810 W Catalpa St Apt 316 Springfield, MO	1.0	1.0	581	$551	$0.95	23d	1	0.57mi
305 S Campbell Ave Unit 208 Springfield, MO	1.0	1.0	649	$975	$1.50	13d	1	0.57mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	13d	4	0.64mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	23d	5	0.64mi
209 W McDaniel St Unit 209-207 Springfield, MO	1.0	1.0	700	$950	$1.36	43d	1	0.64mi
533 Bear Blvd Unit 111 Springfield, MO	1.0	1.0	1100	$649	$0.59	43d	1	0.69mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	13d	8	0.70mi
511 E Cherry St Unit 2 Springfield, MO	1.0	1.0	700	$850	$1.21	43d	1	0.71mi
309 S Jefferson Ave Unit 211 Springfield, MO	2.0	2.0	762	$767	$1.01	43d	1	0.71mi
627 Bear Blvd Springfield, MO	2.0	2.0	943	$1,400	$1.48	43d	2	0.78mi
813 W Poplar St Unit 813 Springfield, MO	2.0	1.0	560	$795	$1.42	13d	1	1.03mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	13d	1	1.04mi
1911 W Elm St Springfield, MO	2.0	1.0	580	$875	$1.51	43d	1	1.04mi
815 N Grant Ave Unit A Springfield, MO	2.0	1.0	801	$625	$0.78	43d	1	1.10mi
937 E Elm St Unit 07 Springfield, MO	2.0	1.0	893	$1,025	$1.15	43d	1	1.10mi
926 E Walnut St Unit 11 Springfield, MO	2.0	2.0	990	$1,075	$1.09	43d	1	1.11mi
945 E Elm St Unit 07 Springfield, MO	1.0	1.0	759	$875	$1.15	43d	1	1.12mi
1735 W Bennett St Springfield, MO	1.0	1.0	800	$1,124	$1.41	13d	2	1.13mi

Listing history 28 events

1. 2026-06-18
   days on market $75,000 Active 165 DOM
2. 2026-06-17
   days on market $75,000 Active 164 DOM
3. 2026-06-16
   days on market $75,000 Active 163 DOM
4. 2026-06-15
   pricedays on market $75,000 Active 162 DOM
5. 2026-06-14
   days on market $85,000 Active 160 DOM
6. 2026-06-10
   days on market $85,000 Active 157 DOM
7. 2026-06-09
   days on market $85,000 Active 156 DOM
8. 2026-06-08
   days on market $85,000 Active 155 DOM
9. 2026-06-07
   days on market $85,000 Active 154 DOM
10. 2026-06-03
    days on market $85,000 Active 150 DOM
11. 2026-06-02
    days on market $85,000 Active 149 DOM
12. 2026-06-01
    days on market $85,000 Active 148 DOM
13. 2026-05-31
    days on market $85,000 Active 147 DOM
14. 2026-05-30
    days on market $85,000 Active 146 DOM
15. 2026-04-10
    price $90,000 199-char remark

    Show marketing remark (199 chars)

    Location, Location, Location! This great investment opportunity is located just minutes from downtown and not far from MSU. With 2 beds and 1 bath, this is a great little property perfect for anyone!

16. 2026-03-30
    status Active 199-char remark

    Show marketing remark (199 chars)

    Location, Location, Location! This great investment opportunity is located just minutes from downtown and not far from MSU. With 2 beds and 1 bath, this is a great little property perfect for anyone!

17. 2026-03-19
    status Pending 199-char remark

    Show marketing remark (199 chars)

    Location, Location, Location! This great investment opportunity is located just minutes from downtown and not far from MSU. With 2 beds and 1 bath, this is a great little property perfect for anyone!

18. 2026-03-17
    price $100,000 199-char remark

    Show marketing remark (199 chars)

    Location, Location, Location! This great investment opportunity is located just minutes from downtown and not far from MSU. With 2 beds and 1 bath, this is a great little property perfect for anyone!

19. 2026-02-16
    status Active 199-char remark

    Show marketing remark (199 chars)

    Location, Location, Location! This great investment opportunity is located just minutes from downtown and not far from MSU. With 2 beds and 1 bath, this is a great little property perfect for anyone!

20. 2025-10-15
    listed $110,000 Active 199-char remark

    Show marketing remark (199 chars)

    Location, Location, Location! This great investment opportunity is located just minutes from downtown and not far from MSU. With 2 beds and 1 bath, this is a great little property perfect for anyone!

21. 2024-06-26
    historical $850
22. 2024-06-04
    listed $850
23. 2024-05-26
    historical $850
24. 2024-05-07
    listed $850
25. 2021-07-07
    soldstatus
26. 2021-06-23
    listed $62,000
27. 2010-10-12
    soldstatus
28. 2009-12-28
    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: $488 · $41/mo
• Projected year-2 tax: $728 · $61/mo
• Expected delta: +$239/yr (+$20/mo · 49.0%)

ⓘ 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 · 17 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: $11,952
• − Mortgage interest: −$4,201
• − Property taxes: −$488
• − Insurance: −$375
• − Repairs & maintenance: −$956
• − Management: −$956
• − Depreciation: −$2,182
• Taxable income: $2,793
• Est. tax owed @ 24.0%: −$670
• After-tax cash flow: $3,189/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

+45.2% since first listed

14 events — show timeline

• 2026-04-10 Price Changed $90,000 SOMO
• 2026-03-30 Relisted — SOMO
• 2026-03-19 Pending — SOMO
• 2026-03-17 Price Changed $100,000 SOMO
• 2026-02-16 Relisted — SOMO
• 2025-10-15 Listed $110,000 SOMO
• 2024-06-26 Rental Removed $850 APPFOLIO
• 2024-06-04 Listed for Rent $850 APPFOLIO
• 2024-05-26 Rental Removed $850 APPFOLIO
• 2024-05-07 Listed for Rent $850 APPFOLIO
• 2021-07-07 Sold (Public Records) — Public Records
• 2021-06-23 Listed $62,000 SOMO
• 2010-10-12 Sold (Public Records) — Public Records
• 2009-12-28 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $488 · +17.4% YoY. Source: county tax records.