3751 W Farm Road 168 · Springfield, MO 65807

$195,000

2 bd · 1.0 ba · 1,419 sqft · SingleFamily public records · 36 Days on market

Built 1929 2.20 ac lot $137/sqft · 18% below area Est $285k · 32% under ↓ 39% 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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• 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

Welcome to 3751 West Farm Road 168--where the opportunities are endless! This charming property offers over 1,400 square feet of living space on the main level, along with one of the cutest cottages you'll ever see. The home features 2 spacious bedrooms, 1 full bathroom, and an open, inviting living area perfect for everyday living or entertaining. Situated on 2.2 acres (see aerial in Flex for details). Car enthusiasts or hobbyists will love the detached 30x40 three-car garage, offering plenty of space for vehicles, storage, or a workshop. Behind the main home, you'll find an additional 14x16 outbuilding complete with a basement--ideal for extra storage or creative use. Enjoy outdoor living on the 29x11 covered back deck, perfect for entertaining or relaxing during peaceful Ozarks evenings. The home also boasts two covered front porches, adding charm and character to the exterior. With its unique features and generous space, this property offers incredible potential for a new owner to personalize and make it their own. Conveniently located with a country feel, yet close to all city amenities--this is truly the best of both worlds.

Key facts

• 2.2 acres
• 14x16 outbuilding
• 2.2 acre lot

Tags

• DETACHED THREE CAR GARAGE
• 14X16 OUTBUILDING
• 29X11 COVERED BACK DECK
• TWO COVERED FRONT PORCHES
• 2.2 ACRES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $41 ($488/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 $153k (21.4% below list).
• Recommended offer: $153k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,302 units permitted in Greene County in 2024 (250 in 5+ unit buildings).
• This rent runs 34% 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 $6k 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 36 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1929 — 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 $153,259 (21.4% below list)

Questions for the listing agent

1. It's been on market 36 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 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.79% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 10.6

CMA / ARV

• ARV (median comp): $285,003
• List price: $195,000
• Delta: -31.58%
• 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
3878 S Leawood Ave	0.39mi	3/2.0 (+1)	1,369 (-4%)	2mo	$230,000	$168	65
3866 S Leawood Ave	0.38mi	3/2.0 (+1)	1,342 (-5%)	2mo	$225,000	$168	62
3494 S Leawood Ave	0.52mi	3/2.0 (+1)	1,388 (-2%)	3mo	$229,900	$166	60
3864 W Overland St	0.40mi	3/2.0 (+1)	1,316 (-7%)	2mo	$234,900	$178	58
3784 W Ridgeway St	0.32mi	3/2.0 (+1)	1,241 (-12%)	1mo	$249,900	$201	55
3651 S Sunrise Ave	0.42mi	3/2.0 (+1)	1,298 (-8%)	3mo	$230,000	$177	54
4104 S Meadowlark Dr	0.68mi	3/2.0 (+1)	1,470 (+4%)	1mo	$250,000	$170	53
3669 S Ridgecrest Ave	0.48mi	3/2.0 (+1)	1,550 (+9%)	2mo	$250,000	$161	51
3398 W Roxbury St	0.51mi	3/2.0 (+1)	1,576 (+11%)	3mo	$249,000	$158	46
3705 W Kingsley St	0.40mi	3/2.0 (+1)	1,625 (+14%)	4mo	$265,000	$163	44
3462 S Doris Ave	0.75mi	3/2.0 (+1)	1,503 (+6%)	4mo	$225,000	$150	43
3301 S Palisades Dr	0.67mi	3/2.0 (+1)	1,216 (-14%)	1mo	$229,900	$189	35

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: -15.3%
• Equity multiple: 0.46×
• Total profit: $-29,710
• Equity at exit: $29,075

10-year hold

• IRR: -7.5%
• Equity multiple: 0.54×
• Total profit: $-25,388
• Equity at exit: $16,860

Cash invested: $54,600 (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 65807

• Rents YoY: 2.6%
• Active inventory: 249
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,533 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$66 /mo · $795/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $41

Break-even live

Break-even rent $1,481

Max offer price $195,000

Occupancy floor 92%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3804 S York Ave Springfield, MO	2.0	2.0	1100	$1,795	$1.63	44d	1	0.25mi
3866 S York Ave Springfield, MO	3.0	2.0	1400	$2,395	$1.71	44d	1	0.27mi
4159 S El Salvador Ave Springfield, MO	2.0	2.0	1129	$1,095	$0.97	13d	1	0.51mi
3369 S Sunrise Ave Springfield, MO	3.0	2.0	1208	$1,495	$1.24	23d	1	0.69mi
3318 S Valley View Dr Springfield, MO	3.0	2.0	1286	$1,475	$1.15	23d	1	0.70mi
3462 S Doris Ave Springfield, MO	3.0	2.0	1503	$1,595	$1.06	44d	1	0.78mi
3464 S Geri Ct Springfield, MO	2.0	2.0	1244	$1,344	$1.08	23d	1	0.88mi
3709 W Montclair St Unit 3728 Springfield, MO	2.0	2.0	1000	$1,095	$1.09	44d	1	0.90mi
3480 S Christy Ct Springfield, MO	2.0	2.0	1100	$1,338	$1.22	23d	1	0.92mi
3371 W Erie St Springfield, MO	3.0	2.0	1316	$1,500	$1.14	44d	1	0.95mi
3295 W Rockwood St Springfield, MO	3.0	2.0	1400	$1,395	$1.00	13d	1	0.96mi
3051 S Valley Ln Springfield, MO	2.0	2.0	1095	$1,199	$1.09	13d	10	0.97mi
3015 W Roxbury St Springfield, MO	2.0	1.5	1100	$1,100	$1.00	23d	1	0.99mi
3020 W Farm Road 164 Unit WF 3081 D Springfield, MO	2.0	1.5	1024	$1,025	$1.00	23d	1	1.05mi

Listing history 9 events

1. 2026-05-19
   status Pending 1148-char remark

   Show marketing remark (1148 chars)

   Welcome to 3751 West Farm Road 168--where the opportunities are endless! This charming property offers over 1,400 square feet of living space on the main level, along with one of the cutest cottages you'll ever see. The home features 2 spacious bedrooms, 1 full bathroom, and an open, inviting living area perfect for everyday living or entertaining. Situated on 2.2 acres (see aerial in Flex for details). Car enthusiasts or hobbyists will love the detached 30x40 three-car garage, offering plenty of space for vehicles, storage, or a workshop. Behind the main home, you'll find an additional 14x16 outbuilding complete with a basement--ideal for extra storage or creative use. Enjoy outdoor living on the 29x11 covered back deck, perfect for entertaining or relaxing during peaceful Ozarks evenings. The home also boasts two covered front porches, adding charm and character to the exterior. With its unique features and generous space, this property offers incredible potential for a new owner to personalize and make it their own. Conveniently located with a country feel, yet close to all city amenities--this is truly the best of both worlds.

2. 2026-04-13
   listed $195,000 Active 1148-char remark

   Show marketing remark (1148 chars)

   Welcome to 3751 West Farm Road 168--where the opportunities are endless! This charming property offers over 1,400 square feet of living space on the main level, along with one of the cutest cottages you'll ever see. The home features 2 spacious bedrooms, 1 full bathroom, and an open, inviting living area perfect for everyday living or entertaining. Situated on 2.2 acres (see aerial in Flex for details). Car enthusiasts or hobbyists will love the detached 30x40 three-car garage, offering plenty of space for vehicles, storage, or a workshop. Behind the main home, you'll find an additional 14x16 outbuilding complete with a basement--ideal for extra storage or creative use. Enjoy outdoor living on the 29x11 covered back deck, perfect for entertaining or relaxing during peaceful Ozarks evenings. The home also boasts two covered front porches, adding charm and character to the exterior. With its unique features and generous space, this property offers incredible potential for a new owner to personalize and make it their own. Conveniently located with a country feel, yet close to all city amenities--this is truly the best of both worlds.

3. 2026-02-02
   soldstatus Closed 632-char remark

   Show marketing remark (632 chars)

   There is 2.2 acres with the property which includes an additional triangle of land approx. 1.12 acre on north side of James River Freeway that goes with the subject see aerial in flex. The detached 3 car garage building is 30 x 24 building coan easily accommodate 3 cars. There is also behind the primary house a detached 14x16 building. There is a 29x11 covered deck on the back and 2 covered porches on the front for outdoor living! Lots of potential here for a new owner to personalize the inside. See documents in Flex for inspections on HVAC, Home inspection, roof and septic. There is a 31x9 unfinished basement for access.

4. 2026-01-05
   status Pending 632-char remark

   Show marketing remark (632 chars)

   There is 2.2 acres with the property which includes an additional triangle of land approx. 1.12 acre on north side of James River Freeway that goes with the subject see aerial in flex. The detached 3 car garage building is 30 x 24 building coan easily accommodate 3 cars. There is also behind the primary house a detached 14x16 building. There is a 29x11 covered deck on the back and 2 covered porches on the front for outdoor living! Lots of potential here for a new owner to personalize the inside. See documents in Flex for inspections on HVAC, Home inspection, roof and septic. There is a 31x9 unfinished basement for access.

5. 2025-12-04
   price $200,000 632-char remark

   Show marketing remark (632 chars)

   There is 2.2 acres with the property which includes an additional triangle of land approx. 1.12 acre on north side of James River Freeway that goes with the subject see aerial in flex. The detached 3 car garage building is 30 x 24 building coan easily accommodate 3 cars. There is also behind the primary house a detached 14x16 building. There is a 29x11 covered deck on the back and 2 covered porches on the front for outdoor living! Lots of potential here for a new owner to personalize the inside. See documents in Flex for inspections on HVAC, Home inspection, roof and septic. There is a 31x9 unfinished basement for access.

6. 2025-08-12
   price $239,900 632-char remark

   Show marketing remark (632 chars)

   There is 2.2 acres with the property which includes an additional triangle of land approx. 1.12 acre on north side of James River Freeway that goes with the subject see aerial in flex. The detached 3 car garage building is 30 x 24 building coan easily accommodate 3 cars. There is also behind the primary house a detached 14x16 building. There is a 29x11 covered deck on the back and 2 covered porches on the front for outdoor living! Lots of potential here for a new owner to personalize the inside. See documents in Flex for inspections on HVAC, Home inspection, roof and septic. There is a 31x9 unfinished basement for access.

7. 2025-07-18
   price $249,900 632-char remark

   Show marketing remark (632 chars)

   There is 2.2 acres with the property which includes an additional triangle of land approx. 1.12 acre on north side of James River Freeway that goes with the subject see aerial in flex. The detached 3 car garage building is 30 x 24 building coan easily accommodate 3 cars. There is also behind the primary house a detached 14x16 building. There is a 29x11 covered deck on the back and 2 covered porches on the front for outdoor living! Lots of potential here for a new owner to personalize the inside. See documents in Flex for inspections on HVAC, Home inspection, roof and septic. There is a 31x9 unfinished basement for access.

8. 2025-05-16
   price $298,900 632-char remark

   Show marketing remark (632 chars)

   There is 2.2 acres with the property which includes an additional triangle of land approx. 1.12 acre on north side of James River Freeway that goes with the subject see aerial in flex. The detached 3 car garage building is 30 x 24 building coan easily accommodate 3 cars. There is also behind the primary house a detached 14x16 building. There is a 29x11 covered deck on the back and 2 covered porches on the front for outdoor living! Lots of potential here for a new owner to personalize the inside. See documents in Flex for inspections on HVAC, Home inspection, roof and septic. There is a 31x9 unfinished basement for access.

9. 2025-04-21
   listed $320,000 Active 632-char remark

   Show marketing remark (632 chars)

   There is 2.2 acres with the property which includes an additional triangle of land approx. 1.12 acre on north side of James River Freeway that goes with the subject see aerial in flex. The detached 3 car garage building is 30 x 24 building coan easily accommodate 3 cars. There is also behind the primary house a detached 14x16 building. There is a 29x11 covered deck on the back and 2 covered porches on the front for outdoor living! Lots of potential here for a new owner to personalize the inside. See documents in Flex for inspections on HVAC, Home inspection, roof and septic. There is a 31x9 unfinished basement for access.

ⓘ 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: $795 · $66/mo
• Projected year-2 tax: $1,892 · $158/mo
• Expected delta: +$1,096/yr (+$91/mo · 137.9%)

ⓘ 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,391
• − Mortgage interest: −$10,923
• − Property taxes: −$795
• − Insurance: −$975
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − Depreciation: −$5,673
• Taxable loss: −$2,917
• Est. tax savings @ 24.0%: +$700
• After-tax cash flow: $1,188/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

• 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

-39.1% since first listed

9 events — show timeline

• 2026-05-19 Pending — SOMO
• 2026-04-13 Listed $195,000 SOMO
• 2026-02-02 Sold (MLS) — SOMO
• 2026-01-05 Pending — SOMO
• 2025-12-04 Price Changed $200,000 SOMO
• 2025-08-12 Price Changed $239,900 SOMO
• 2025-07-18 Price Changed $249,900 SOMO
• 2025-05-16 Price Changed $298,900 SOMO
• 2025-04-21 Listed $320,000 SOMO

Property tax history

+0.8%/yr

Latest (2025): $795 · +3.5% YoY. Source: county tax records.