1500 W Hamilton St · Springfield, MO 65802

$120,000

2 bd · 1.0 ba · 988 sqft · SingleFamily public records · 115 Days on market

Built 1955 6,970 sqft lot $121/sqft · 9% below area Est $132k · 9% 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 +16.9/30.0
• ARV discount +11.7/15.0
• DSCR +5.3/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• 1% rule +3.5/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and move-in ready 2-bedroom, 1-bath home in Springfield featuring fresh updates and an open, functional layout. Living area gives natural light because of the warm wall paint. It connects effortlessly to the updated kitchen with modern cabinetry, spacious counter space, and new flooring throughout. The property has a carport, spacious driveway, a large yard with trees--perfect for outdoor activities or relaxing, and a fenced backyard. A great opportunity for comfortable living or investment potential!100% Financing available on this one!!

Key facts

• Move-in ready
• Modern cabinetry
• Large yard

Tags

• MOVE-IN READY
• OPEN LAYOUT
• UPDATED KITCHEN
• MODERN CABINETRY
• SPACIOUS COUNTER SPACE
• LARGE YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $80 ($959/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 $101k (15.5% below list).
• Recommended offer: $101k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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 (+4.8%/yr); 512 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); 42% 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 $830 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 115 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $120k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $101,442 (15.5% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 0.85% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.85%
• DSCR: 1.13
• GRM: 9.9

CMA / ARV

• ARV (median comp): $132,450
• List price: $120,000
• Delta: -9.40%
• 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
1520 W Lynn St	0.07mi	3/1.0 (+1)	1,006 (+2%)	1mo	$130,000	$129	88
918 N Nettleton Ave	0.32mi	2/1.0	971 (-2%)	1mo	$105,000	$108	82
2019 W Webster St	0.47mi	2/1.0	1,004 (+2%)	0mo	$120,000	$120	75
902 W Central St	0.66mi	2/1.0	1,008 (+2%)	2mo	$144,900	$144	65
2017 W Calhoun St	0.45mi	2/1.0	891 (-10%)	1mo	$142,500	$160	62
2137 W Brower St	0.67mi	3/1.0 (+1)	960 (-3%)	3mo	$129,900	$135	57
827 N Marion Ave	0.59mi	2/1.0	871 (-12%)	3mo	$115,000	$132	50
636 W Scott St	0.75mi	2/1.0	1,077 (+9%)	2mo	$139,900	$130	49
832 West Calhoun St	0.54mi	3/2.0 (+1)	1,100 (+11%)	1mo	$99,900	$91	46
920 N Broadway Ave	0.55mi	3/1.0 (+1)	1,124 (+14%)	2mo	$149,777	$133	45
659 N Lafontaine Ave	0.67mi	3/1.0 (+1)	876 (-11%)	1mo	$164,900	$188	44
1121 W Florida St	0.66mi	2/2.0	844 (-15%)	1mo	$57,000	$68	40

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: -10.1%
• Equity multiple: 0.63×
• Total profit: $-12,518
• Equity at exit: $17,892

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $3,499
• Equity at exit: $10,375

Cash invested: $33,600 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,014 high
• Mortgage (P&I): −$629
• Tax from tax record: −$42 /mo · $507/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $80

Break-even live

Break-even rent $913

Max offer price $120,000

Occupancy floor 87%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	23d	1	0.12mi
1126 W Hamilton St Springfield, MO	2.0	1.0	648	$895	$1.38	23d	1	0.28mi
916 N Kansas Expy Springfield, MO	1.0	1.0	573	$595	$1.04	43d	1	0.32mi
813 W Poplar St Unit 813 Springfield, MO	2.0	1.0	560	$795	$1.42	13d	1	0.76mi
815 N Grant Ave Unit A Springfield, MO	2.0	1.0	801	$625	$0.78	43d	1	0.79mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	23d	1	0.81mi
603 W Division St Springfield, MO	2.0	1.0	816	$995	$1.22	13d	1	0.81mi
522 N Park Ave Springfield, MO	1.0	1.0	608	$950	$1.56	43d	1	0.84mi
740 N West Ave Springfield, MO	3.0	1.0	900	$995	$1.11	23d	1	0.90mi
741 N West Ave Springfield, MO	2.0	1.0	912	$950	$1.04	43d	1	0.93mi
2117 N Lexington Ave Springfield, MO	3.0	1.0	1040	$1,195	$1.15	43d	1	0.94mi
2126 N Lexington Ave Springfield, MO	2.0	1.0	990	$895	$0.90	13d	1	0.95mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	13d	1	0.95mi
2120 N Johnston Ave Springfield, MO	2.0	1.0	880	$925	$1.05	43d	1	0.96mi
2712 W Nichols St Springfield, MO	2.0	1.0	619	$795	$1.28	43d	1	1.11mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	21d	1	1.13mi
1200 W Walnut St Springfield, MO	2.0	2.0	1000	$995	$0.99	13d	3	1.15mi
733 W College St Springfield, MO	1.0	1.0	700	$750	$1.07	13d	1	1.16mi
2115 N Grace Ave Springfield, MO	2.0	1.0	650	$850	$1.31	43d	1	1.16mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	43d	1	1.17mi
1911 W Elm St Springfield, MO	2.0	1.0	580	$875	$1.51	43d	1	1.18mi
1623 N Jefferson Ave Unit B Springfield, MO	1.0	1.0	750	$950	$1.27	43d	1	1.24mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	23d	5	1.26mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	13d	4	1.26mi
865 S Douglas Ave Springfield, MO	2.0	2.0	850	$895	$1.05	13d	4	1.28mi
513 S Broadway Ave Springfield, MO	2.0	1.0	800	$855	$1.07	43d	1	1.28mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	43d	1	1.31mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	23d	5	1.32mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	21d	5	1.32mi
535 W Walnut St Springfield, MO	2.0	2.0	1096	$1,495	$1.36	43d	1	1.32mi
922 N Glenn Ave Springfield, MO	2.0	1.0	780	$1,100	$1.41	43d	1	1.33mi
627 S Fort Ave Springfield, MO	2.0	1.0	880	$895	$1.02	23d	1	1.36mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	13d	8	1.37mi
305 S Campbell Ave Unit 208 Springfield, MO	1.0	1.0	649	$975	$1.50	13d	1	1.37mi
2224 N Clifton Ave Unit 2238-A Springfield, MO	2.0	1.0	756	$695	$0.92	13d	1	1.37mi
1409 N Washington Ave Springfield, MO	2.0	1.0	839	$1,405	$1.67	13d	2	1.38mi
2711 W Olive St Springfield, MO	1.0	1.0	621	$750	$1.21	23d	1	1.42mi
209 W McDaniel St Unit 209-207 Springfield, MO	1.0	1.0	700	$950	$1.36	43d	1	1.43mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	43d	1	1.44mi
930 W Harrison St Springfield, MO	3.0	2.0	1046	$1,150	$1.10	13d	1	1.44mi

Listing history 12 events

1. 2026-06-08
   days on market $120,000 Active 115 DOM
2. 2026-06-07
   days on market $120,000 Active 114 DOM
3. 2026-06-03
   days on market $120,000 Active 110 DOM
4. 2026-06-02
   days on market $120,000 Active 109 DOM
5. 2026-06-01
   days on market $120,000 Active 108 DOM
6. 2026-05-31
   days on market $120,000 Active 107 DOM
7. 2026-05-30
   days on market $120,000 Active 106 DOM
8. 2026-05-11
   price $120,000 553-char remark

   Show marketing remark (553 chars)

   Charming and move-in ready 2-bedroom, 1-bath home in Springfield featuring fresh updates and an open, functional layout. Living area gives natural light because of the warm wall paint. It connects effortlessly to the updated kitchen with modern cabinetry, spacious counter space, and new flooring throughout. The property has a carport, spacious driveway, a large yard with trees--perfect for outdoor activities or relaxing, and a fenced backyard. A great opportunity for comfortable living or investment potential!100% Financing available on this one!!

9. 2026-02-13
   listed $129,000 Active 553-char remark

   Show marketing remark (553 chars)

   Charming and move-in ready 2-bedroom, 1-bath home in Springfield featuring fresh updates and an open, functional layout. Living area gives natural light because of the warm wall paint. It connects effortlessly to the updated kitchen with modern cabinetry, spacious counter space, and new flooring throughout. The property has a carport, spacious driveway, a large yard with trees--perfect for outdoor activities or relaxing, and a fenced backyard. A great opportunity for comfortable living or investment potential!100% Financing available on this one!!

10. 2020-08-11
    soldstatus
11. 2014-05-12
    soldstatus
12. 2011-12-30
    soldstatus $24,000

ⓘ 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: $507 · $42/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$657/yr (+$55/mo · 129.7%)

ⓘ 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 · 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: $12,173
• − Mortgage interest: −$6,722
• − Property taxes: −$507
• − Insurance: −$600
• − Repairs & maintenance: −$974
• − Management: −$974
• − Depreciation: −$3,491
• Taxable loss: −$1,094
• Est. tax savings @ 24.0%: +$263
• After-tax cash flow: $1,221/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

+400.0% since first listed

5 events — show timeline

• 2026-05-11 Price Changed $120,000 SOMO
• 2026-02-13 Listed $129,000 SOMO
• 2020-08-11 Sold (Public Records) — Public Records
• 2014-05-12 Sold (Public Records) — Public Records
• 2011-12-30 Sold (Public Records) $24,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $507 · +22.8% YoY. Source: county tax records.