2954 W Latoka St · Springfield, MO 65807

$90,000

2 bd · 1.0 ba · 1,154 sqft · SingleFamily public records · 25 Days on market

Built 1950 0.32 ac lot $78/sqft · 62% below area

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• 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

As-is sale -- priced for investors. Currently tenant occupied at $915/month. Located minutes from the rapidly growing W. Sunshine and West Bypass corridor -- home to Springfield's newest Target as part of the Sunshine Towne Centre development, along with new retail and dining continuing to expand in the area. Strong location for long-term rental investment.

Key facts

• 0.32 acre lot
• Garage
• Built 1950

Tags

• RAPIDLY GROWING CORRIDOR
• NEW RETAIL AND DINING
• LONG-TERM RENTAL INVESTMENT

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Built on a 0.32-acre lot
• Exterior features: Public water; Public sewer; Located in the Sherwood subdivision

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Central air conditioning; Natural gas forced-air heating

🏷️ Possibly a rental listed for sale. The $90,000 price doesn't fit this home's estimated sale value (~$234,378) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.7% 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: Sherwood Elem. (math 31% / reading 48%, grade F, #537 of 1,115 statewide, top 53%, 462 students, 62% FRL); Parkview High (math 11% / reading 40%, grade F, #433 of 521 statewide, top 83%, 1,234 students, 62% FRL) — zoned schools average 62% FRL vs 46% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 249 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $622 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.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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

• Watch-outs: built in 1950 — 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 $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.39% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.43%
• DSCR: 1.86
• GRM: 6.0

CMA / ARV

• ARV (median comp): $234,378
• List price: $90,000
• Delta: -61.60%
• 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
2908 W Latoka St	0.09mi	2/1.0	1,208 (+5%)	2mo	$94,900	$79	86
2834 W Latoka St	0.17mi	3/2.0 (+1)	1,144 (-1%)	10mo	$214,900	$188	74
2859 W Cherokee St	0.14mi	3/2.0 (+1)	1,247 (+8%)	6mo	$230,000	$184	66
3039 W Cherokee St	0.11mi	3/2.0 (+1)	1,263 (+9%)	7mo	$239,900	$190	64
2845 W Cherokee St	0.16mi	3/2.0 (+1)	1,287 (+12%)	2mo	$239,900	$186	62
3218 W Crestview St	0.69mi	3/1.0 (+1)	1,170 (+1%)	1mo	$215,000	$184	60
2127 S Golden Ave	0.25mi	3/2.0 (+1)	1,299 (+13%)	1mo	$235,000	$181	58
1944 S Farm Road 133	0.38mi	2/1.0	984 (-15%)	6mo	$174,900	$178	52
2112 S Golden Ave	0.21mi	3/2.0 (+1)	1,299 (+13%)	12mo	$235,000	$181	50
2076 S Vale Ave	0.31mi	3/1.0 (+1)	986 (-15%)	12mo	$145,000	$147	46
2124 S Suprema Ave	0.51mi	3/2.0 (+1)	1,326 (+15%)	7mo	$235,900	$178	37
3406 W Farm Road 148	0.73mi	3/2.0 (+1)	1,068 (-8%)	12mo	$175,000	$164	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: 11.0%
• Equity multiple: 1.43×
• Total profit: $10,892
• Equity at exit: $13,419

10-year hold

• IRR: 19.7%
• Equity multiple: 2.62×
• Total profit: $40,875
• Equity at exit: $7,782

Cash invested: $25,200 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,252 high
• Mortgage (P&I): −$472
• Tax from tax record: −$72 /mo · $862/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $408

Break-even live

Break-even rent $736

Max offer price $90,000

Occupancy floor 62%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1365 S Scenic Ave Springfield, MO	3.0	2.0	1328	$1,550	$1.17	13d	1	0.83mi
1152 S Hillcrest Ave Springfield, MO	3.0	1.5	1240	$1,300	$1.05	43d	1	0.98mi
1625 S Marion Ave Springfield, MO	1.0–2.0	1.0–2.0	900	$1,321	$1.47	13d	5	1.00mi
1634 S Marion Ave Springfield, MO	3.0	1.0–2.0	845	$1,404	$1.66	13d	23	1.10mi
1040 S Clifton Ave Springfield, MO	2.0	2.0	1010	$945	$0.94	13d	1	1.23mi
3861 W University St Springfield, MO	2.0	1.0–2.0	700	$1,250	$1.79	13d	9	1.25mi
1020 S Clifton Ave Springfield, MO	2.0	2.0	1010	$950	$0.94	23d	1	1.29mi
1735 W Bennett St Springfield, MO	1.0	1.0	800	$1,124	$1.41	13d	2	1.43mi

Listing history 20 events

1. 2026-06-18
   days on market $90,000 Active 25 DOM
2. 2026-06-17
   days on market $90,000 Active 24 DOM
3. 2026-06-16
   days on market $90,000 Active 23 DOM
4. 2026-06-15
   days on market $90,000 Active 22 DOM
5. 2026-06-14
   days on market $90,000 Active 20 DOM
6. 2026-06-10
   days on market $90,000 Active 17 DOM
7. 2026-06-09
   days on market $90,000 Active 16 DOM
8. 2026-06-08
   days on market $90,000 Active 15 DOM
9. 2026-06-07
   days on market $90,000 Active 14 DOM
10. 2026-06-03
    days on market $90,000 Active 10 DOM
11. 2026-06-02
    days on market $90,000 Active 9 DOM
12. 2026-06-01
    days on market $90,000 Active 8 DOM
13. 2026-05-31
    statusdays on market $90,000 Active 7 DOM
14. 2026-05-14
    listed $90,000 Active 359-char remark
15. 2019-03-15
    soldstatus $355,524
16. 2017-01-18
    listed $75,500
17. 2016-07-09
    listed $105,518
18. 2010-04-12
    listed $67,000
19. 2003-09-09
    soldstatus
20. 2000-08-03
    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: $862 · $72/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$11/yr (+$1/mo · 1.2%)

ⓘ 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 ≥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: $15,027
• − Mortgage interest: −$5,041
• − Property taxes: −$862
• − Insurance: −$450
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − Depreciation: −$2,618
• Taxable income: $3,651
• Est. tax owed @ 24.0%: −$876
• After-tax cash flow: $4,019/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

+34.3% since first listed

9 events — show timeline

• 2026-05-30 Relisted — SOMO
• 2026-05-20 Pending — SOMO
• 2026-05-14 Listed $90,000 SOMO
• 2019-03-15 Sold (Public Records) $355,524 Public Records
• 2017-01-18 Listed $75,500 SOMO
• 2016-07-09 Listed $105,518 SOMO
• 2010-04-12 Listed $67,000 SOMO
• 2003-09-09 Sold (Public Records) — Public Records
• 2000-08-03 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $862 · +5.9% YoY. Source: county tax records.