220 E Berkeley St · Springfield, MO 65807

$179,900

2 bd · 2.0 ba · 1,280 sqft · SingleFamily public records · 318 Days on market

Built 1973 8,712 sqft lot $141/sqft · 6% above area Est $204k · 12% under ↓ 10% since listing

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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 +13.5/30.0
• ARV discount +12.8/15.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Schools +3.2/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bed 2 bath home has great bones, but is in need of some repair. The upstairs which includes a full bathroom could be converted into a great master bedroom suite and even has an exterior entrance! The house has a very nice back yard surrounded by trees and a large deck. This is a great opportunity to buy into this neighborhood at an affordable price. This is an AS IS sale.

Key facts

• Large deck
• Back yard
• Full bathroom

Tags

• FULL BATHROOM
• EXTERIOR ENTRANCE
• BACK YARD
• LARGE DECK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $8 ($91/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 $142k (20.9% below list).
• Recommended offer: $142k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 (+2.6%/yr); 249 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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).
• This rent runs 32% of the median local income ($54k/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 $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 318 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,330 (20.9% below list)

Questions for the listing agent

1. It's been on market 318 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. 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: 0.79% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.18%
• DSCR: 1.01
• GRM: 10.5

CMA / ARV

• ARV (median comp): $203,758
• List price: $179,900
• Delta: -11.71%
• 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
2251 S Kimbrough Ave	0.26mi	3/2.0 (+1)	1,278 (-0%)	2mo	$234,900	$184	82
606 W Broadmoor St	0.34mi	3/1.5 (+1)	1,225 (-4%)	2mo	$189,900	$155	68
432 W Tracy St	0.24mi	3/1.0 (+1)	1,208 (-6%)	3mo	$154,000	$127	68
401 E Wayland St	0.14mi	3/2.0 (+1)	1,460 (+14%)	3mo	$205,000	$140	62
2365 S Dollison Ave	0.46mi	3/1.5 (+1)	1,214 (-5%)	2mo	$230,000	$189	62
527 E Greenwood St	0.61mi	3/2.0 (+1)	1,212 (-5%)	2mo	$199,900	$165	56
2522 S Grant Ave	0.48mi	3/2.0 (+1)	1,408 (+10%)	1mo	$235,000	$167	55
308 E Lindberg St	0.33mi	3/1.0 (+1)	1,430 (+12%)	2mo	$179,500	$126	54
853 W Whiteside St	0.64mi	3/1.0 (+1)	1,354 (+6%)	3mo	$189,900	$140	49
519 W Woodland St	0.68mi	3/2.0 (+1)	1,435 (+12%)	2mo	$249,900	$174	41
2147 S Hampton Ave	0.75mi	2/1.0	1,416 (+11%)	3mo	$259,900	$184	41
1912 S Lancaster Ave	0.74mi	3/2.0 (+1)	1,096 (-14%)	3mo	$199,000	$182	34

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: -16.5%
• Equity multiple: 0.42×
• Total profit: $-29,294
• Equity at exit: $26,824

10-year hold

• IRR: -8.9%
• Equity multiple: 0.46×
• Total profit: $-27,437
• Equity at exit: $15,554

Cash invested: $50,372 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,423 high
• Mortgage (P&I): −$943
• Tax from tax record: −$98 /mo · $1,181/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $8

Break-even live

Break-even rent $1,414

Max offer price $179,900

Occupancy floor 94%

Sensitivity live

Price	-10% $109	-5% $59	+0% $8	+5% $-43	+10% $-94
Rent	-10% $-105	-5% $-49	+0% $8	+5% $64	+10% $120
Rate	-1.0pp $98	-0.5pp $53	base $8	+0.5pp $-39	+1.0pp $-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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2561 South Pl Unit B Springfield, MO	2.0	1.0	884	$850	$0.96	24d	1	0.29mi
2521 S Holland Ave Springfield, MO	1.0–2.0	1.0–2.0	1034	$1,695	$1.64	44d	1	0.42mi
625 W Edgewood St Springfield, MO	2.0	1.5	1100	$1,050	$0.95	44d	1	0.43mi
2715 S Kimbrough Ave Springfield, MO	2.0	2.0	1640	$2,660	$1.62	14d	8	0.46mi
611 W Sunset St Springfield, MO	2.0–3.0	2.0	1104	$1,663	$1.51	14d	5	0.48mi
640 E Sunset St Springfield, MO	2.0	2.0	976	$1,695	$1.74	44d	1	0.53mi
813 E Morningside St Springfield, MO	3.0	1.0	1216	$1,395	$1.15	24d	1	0.59mi
932 E Sunset St Springfield, MO	2.0–3.0	2.0	1088	$1,695	$1.56	14d	3	0.66mi
2917 S Roanoke Ave Springfield, MO	3.0	2.0	1262	$1,700	$1.35	24d	1	0.76mi
2308 S Hampton Ave Springfield, MO	3.0	1.5	1440	$1,650	$1.15	44d	1	0.77mi
2935 S Roanoke Ave Springfield, MO	3.0	2.0	1429	$1,150	$0.80	14d	1	0.80mi
1918 S Kings Ave Springfield, MO	3.0	2.0	1520	$2,200	$1.45	44d	1	0.85mi
3025 S Sagamont Ave Springfield, MO	2.0	1.0–2.0	832	$1,345	$1.62	14d	9	0.97mi
923 W Battlefield Rd Springfield, MO	1.0–2.0	1.0–2.0	910	$1,050	$1.15	45d	4	1.02mi
1259 E Berkeley St Springfield, MO	3.0	2.0	1382	$1,699	$1.23	44d	1	1.03mi
1277 E Wayland St Springfield, MO	3.0	1.0	992	$1,299	$1.31	24d	1	1.03mi
1441 W Seminole St Springfield, MO	3.0	2.0	1218	$1,550	$1.27	44d	1	1.03mi
2535 S Prospect Ave Springfield, MO	3.0	2.0	1404	$1,595	$1.14	14d	1	1.04mi
265 E Erie St Unit 265 C Springfield, MO	2.0	2.5	1100	$995	$0.90	24d	1	1.11mi
245 E Erie St Unit 245 C Springfield, MO	2.0	2.5	1100	$995	$0.90	24d	1	1.12mi
820 E Montclair St Springfield, MO	1.0–2.0	1.0–2.0	870	$1,100	$1.26	44d	1	1.14mi
256 E Erie St Unit 256 D Springfield, MO	2.0	2.5	1000	$995	$0.99	14d	1	1.15mi
1235 E Guinevere St Unit K Springfield, MO	2.0	1.5	1000	$1,050	$1.05	44d	1	1.18mi
3302 S Jefferson Ave Springfield, MO	3.0	2.0	1522	$1,595	$1.05	24d	1	1.22mi
2828 S Nettleton Ave Springfield, MO	1.0–3.0	1.0–2.0	962	$1,318	$1.37	14d	5	1.23mi
1044 E Linwood Dr Springfield, MO	3.0	1.5	1720	$1,750	$1.02	44d	1	1.24mi
2752 S Meadowbrook Ave Springfield, MO	1.0–2.0	1.0–2.0	775	$1,115	$1.44	14d	1	1.25mi
1562 S National Ave Springfield, MO	3.0	1.0	1064	$1,225	$1.15	44d	1	1.35mi
1477 E Lindberg St Springfield, MO	3.0	1.0	1300	$1,445	$1.11	14d	1	1.37mi
634 E Walnut Lawn St Springfield, MO	1.0–2.0	1.0–2.0	841	$1,495	$1.78	14d	7	1.39mi
312 E Redwood St Springfield, MO	2.0	2.0	1117	$1,400	$1.25	24d	1	1.44mi
1426 E University St Springfield, MO	2.0	1.0	1000	$1,400	$1.40	44d	1	1.45mi

Listing history 17 events

1. 2026-06-18
   days on market $179,900 Active 318 DOM
2. 2026-06-17
   days on market $179,900 Active 317 DOM
3. 2026-06-16
   days on market $179,900 Active 316 DOM
4. 2026-06-15
   days on market $179,900 Active 315 DOM
5. 2026-06-14
   days on market $179,900 Active 313 DOM
6. 2026-06-10
   days on market $179,900 Active 310 DOM
7. 2026-06-09
   days on market $179,900 Active 309 DOM
8. 2026-06-08
   days on market $179,900 Active 308 DOM
9. 2026-06-07
   days on market $179,900 Active 307 DOM
10. 2026-06-03
    days on market $179,900 Active 303 DOM
11. 2026-06-02
    days on market $179,900 Active 302 DOM
12. 2026-06-01
    days on market $179,900 Active 301 DOM
13. 2026-05-31
    days on market $179,900 Active 300 DOM
14. 2026-05-30
    days on market $179,900 Active 299 DOM
15. 2026-02-12
    price $179,900 382-char remark

    Show marketing remark (382 chars)

    This 3 bed 2 bath home has great bones, but is in need of some repair. The upstairs which includes a full bathroom could be converted into a great master bedroom suite and even has an exterior entrance! The house has a very nice back yard surrounded by trees and a large deck. This is a great opportunity to buy into this neighborhood at an affordable price. This is an AS IS sale.

16. 2025-07-25
    listed $199,900 Active 382-char remark

    Show marketing remark (382 chars)

    This 3 bed 2 bath home has great bones, but is in need of some repair. The upstairs which includes a full bathroom could be converted into a great master bedroom suite and even has an exterior entrance! The house has a very nice back yard surrounded by trees and a large deck. This is a great opportunity to buy into this neighborhood at an affordable price. This is an AS IS sale.

17. 1998-10-01
    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: $1,181 · $98/mo
• Projected year-2 tax: $1,745 · $145/mo
• Expected delta: +$564/yr (+$47/mo · 47.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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: $17,080
• − Mortgage interest: −$10,077
• − Property taxes: −$1,181
• − Insurance: −$900
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$5,233
• Taxable loss: −$3,044
• Est. tax savings @ 24.0%: +$731
• After-tax cash flow: $822/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

-10.0% since first listed

3 events — show timeline

• 2026-02-12 Price Changed $179,900 SOMO
• 2025-07-25 Listed $199,900 SOMO
• 1998-10-01 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,181 · +5.6% YoY. Source: county tax records.