1510 W Lynn St · Springfield, MO 65802

$140,000

3 bd · 2.0 ba · 1,612 sqft · SingleFamily public records · 35 Days on market

Built 1953 6,970 sqft lot $87/sqft · 14% below area Est $163k · 14% under

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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 +22.8/30.0
• ARV discount +13.9/15.0
• DSCR +7.3/10.0
• 1% rule +5.3/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

4-bedroom, 2-bath home. Property is being sold AS-IS. Seller will make no repairs or improvements.

Key facts

• Stainless steel sink
• Ample cabinetry
• Two living areas

Tags

• UPDATED LIVING SPACE
• LUXURY VINYL PLANK FLOORING
• TWO LIVING AREAS
• GRANITE COUNTERTOPS
• STAINLESS STEEL SINK
• AMPLE CABINETRY

Property features AI

Finance

• Other: Listing broker: Murney Associates - Primrose; Listing agent: Langston Group Group
• Financial info: Tax information provided (amount not included per instructions)
• HOA & community: HOA details not specified

Exterior

• Parking: Parking details not specified
• Security: Security details not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One story
• Construction: Construction details not specified; Year built not specified
• Exterior features: Lot approximately 0.16 acres; Subdivision: Greene-Not in List; Driving directions available

Interior

• Kitchen: Kitchen included (appliances not specified)
• Bedrooms: Bedrooms located on main level
• Flooring: Flooring details not specified
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: One-level floorplan
• Laundry & utility: Laundry/utility details not specified

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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.
• Zoned schools: Weaver Elem. (math 27% / reading 47%, grade F, #611 of 1,115 statewide, top 59%, 224 students, 91% FRL); Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL) — zoned schools average 71% FRL vs 46% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 512 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 32% of the median local income ($55k/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 $968 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 35 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 1953 — 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 $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 8.1

CMA / ARV

• ARV (median comp): $163,087
• List price: $140,000
• Delta: -14.16%
• 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
1149 W Hovey St	0.28mi	4/2.0 (+1)	1,608 (-0%)	3mo	$219,900	$137	79
1156 W Lynn St	0.24mi	3/1.0	1,383 (-14%)	10mo	$170,000	$123	53
1421 N Broadway Ave	0.43mi	4/2.0 (+1)	1,666 (+3%)	23mo	$200,000	$120	50
723 W Webster St	0.66mi	3/1.0	1,751 (+9%)	2mo	$160,000	$91	49
1627 W Atlantic St	0.68mi	3/2.0	1,468 (-9%)	12mo	$145,000	$99	43
1311 W Florida St	0.56mi	3/2.0	1,400 (-13%)	13mo	$95,000	$68	41
1626 W Lee St	0.72mi	3/2.0	1,405 (-13%)	12mo	$225,000	$160	35
1616 W Lee St	0.73mi	3/1.5	1,437 (-11%)	15mo	$66,000	$46	34
726 W Calhoun St	0.64mi	4/1.0 (+1)	1,416 (-12%)	14mo	$50,000	$35	29
828 N Marion Ave	0.60mi	4/1.5 (+1)	1,440 (-11%)	22mo	$185,000	$128	29
1452 N Grant Ave	0.71mi	3/2.0	1,849 (+15%)	19mo	$199,000	$108	26
1344 N Grant Ave	0.70mi	2/1.0 (-1)	1,454 (-10%)	19mo	$120,000	$83	26

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-4,487
• Equity at exit: $20,874

10-year hold

• IRR: 8.5%
• Equity multiple: 1.70×
• Total profit: $27,483
• Equity at exit: $12,105

Cash invested: $39,200 (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 65802

• Home prices YoY: -31.9%
• Rents YoY: 4.8%
• Active inventory: 512
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,446 high
• Mortgage (P&I): −$734
• Tax from tax record: −$106 /mo · $1,276/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $244

Break-even live

Break-even rent $1,138

Max offer price $140,000

Occupancy floor 78%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
616 W Webster St Springfield, MO	2.0	1.5	1178	$1,050	$0.89	13d	1	0.81mi
501 W Central St Springfield, MO	4.0	2.0	2000	$2,200	$1.10	23d	1	0.99mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	43d	1	1.16mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,383	$1.02	23d	5	1.31mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,383	$1.02	13d	4	1.31mi
520 W Olive St Springfield, MO	3.0	2.0	1445	$1,538	$1.06	13d	5	1.31mi
518 W College St Unit UBL 106 Springfield, MO	2.0	2.0	1200	$1,375	$1.15	43d	1	1.34mi
710 W Walnut St Springfield, MO	3.0	2.0	1350	$1,695	$1.26	43d	1	1.34mi
623 W Walnut St Springfield, MO	2.0	2.0	1180	$1,300	$1.10	43d	1	1.35mi
539 S Fort Ave Springfield, MO	2.0	1.0	1500	$1,025	$0.68	13d	1	1.35mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,862	$1.29	21d	5	1.37mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,862	$1.29	23d	5	1.37mi
535 W Walnut St Springfield, MO	2.0	2.0	1096	$1,495	$1.36	43d	1	1.38mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	43d	1	1.39mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	13d	8	1.42mi
2602 W College St Springfield, MO	2.0	1.0	1350	$995	$0.74	13d	1	1.43mi
3016 W Hovey St Springfield, MO	3.0	2.0	1059	$1,350	$1.27	43d	1	1.46mi
1127 W Talmage St Springfield, MO	3.0	2.0	1160	$1,650	$1.42	43d	1	1.48mi
2412 W Lincoln St Springfield, MO	3.0	1.0	1260	$1,295	$1.03	23d	1	1.50mi

Listing history 19 events

1. 2026-06-18
   days on market $140,000 Active 35 DOM
2. 2026-06-17
   days on market $140,000 Active 34 DOM
3. 2026-06-16
   days on market $140,000 Active 33 DOM
4. 2026-06-15
   days on market $140,000 Active 32 DOM
5. 2026-06-14
   days on market $140,000 Active 30 DOM
6. 2026-06-10
   days on market $140,000 Active 27 DOM
7. 2026-06-09
   days on market $140,000 Active 26 DOM
8. 2026-06-08
   days on market $140,000 Active 25 DOM
9. 2026-06-07
   days on market $140,000 Active 24 DOM
10. 2026-06-03
    days on market $140,000 Active 20 DOM
11. 2026-06-02
    days on market $140,000 Active 19 DOM
12. 2026-06-01
    days on market $140,000 Active 18 DOM
13. 2026-05-31
    days on market $140,000 Active 17 DOM
14. 2026-05-30
    days on market $140,000 Active 16 DOM
15. 2026-05-14
    listed $140,000 Active 98-char remark
16. 2025-03-17
    historical $1,195
17. 2025-03-14
    listed $1,195
18. 2019-05-24
    soldstatus $350,000
19. 2016-05-08
    listed $93,645

ⓘ 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: $1,276 · $106/mo
• Projected year-2 tax: $1,358 · $113/mo
• Expected delta: +$82/yr (+$7/mo · 6.4%)

ⓘ 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: $17,356
• − Mortgage interest: −$7,842
• − Property taxes: −$1,276
• − Insurance: −$700
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$4,073
• Taxable income: $688
• Est. tax owed @ 24.0%: −$165
• After-tax cash flow: $2,760/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

+49.5% since first listed

5 events — show timeline

• 2026-05-14 Listed $140,000 SOMO
• 2025-03-17 Rental Removed $1,195 APPFOLIO
• 2025-03-14 Listed for Rent $1,195 APPFOLIO
• 2019-05-24 Sold (Public Records) $350,000 Public Records
• 2016-05-08 Listed $93,645 SOMO

Property tax history

+6.1%/yr

Latest (2025): $1,276 · +66.9% YoY. Source: county tax records.