716 N Prospect Ave · Springfield, MO 65802

$49,000

2 bd · 1.0 ba · 940 sqft · SingleFamily public records · 3 Days on market

Built 1904 9,583 sqft lot

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

Investor special with upside potential! This property offers a great opportunity to update, restore, or add to your investment portfolio. A 5-year-old metal roof and detached two-car garage add value and appeal, while the convenient Springfield location makes this one worth a look. Property sells as-is.

Key facts

• Metal roof
• Springfield location
• Detached garage

Tags

• METAL ROOF
• DETACHED GARAGE
• SPRINGFIELD LOCATION

Property features AI

Exterior

• Parking: 2-car garage; Driveway and on-street parking; alley access
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Metal roof; Built with non-standard/other construction materials
• Exterior features: Partial fencing; Alley access; On-street parking; Gravel areas; Driveway

Interior

• Flooring: Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating; No central air cooling
• Interior features: Partial linoleum flooring; See remarks for additional interior details

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Cap rate 19.0% 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: Weller Elem. (math 17% / reading 32%, grade F, #879 of 1,115 statewide, top 81%, 297 students, 83% FRL); Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL) — zoned schools average 67% FRL vs 46% district-wide (21 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $339 of loan paydown is wiped out by about $1k 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 + 4.8% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1904 — 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 $49,000

Questions for the listing agent

1. Built in 1904 — 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: 2.16% ✓
• Cap rate: 19.01%
• Cash-on-cash: 45.43%
• DSCR: 3.02
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $126,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1129 N Rogers Ave	0.37mi	1/1.0 (-1)	930 (-1%)	1mo	$94,900	$102	76
1133 N Prospect Ave	0.37mi	2/1.0	972 (+3%)	4mo	$140,000	$144	74
1621 E Chestnut St	0.46mi	2/1.0	936 (-0%)	6mo	$140,000	$150	73
1613 E Chestnut St	0.44mi	2/1.0	980 (+4%)	9mo	$119,000	$121	65
1221 N Prospect Ave	0.43mi	3/1.0 (+1)	988 (+5%)	13mo	$133,000	$135	56
1201 N Fremont Ave	0.41mi	3/1.0 (+1)	1,016 (+8%)	8mo	$120,000	$118	56
1341 N Fremont Ave	0.58mi	3/2.0 (+1)	984 (+5%)	1mo	$121,800	$124	55
1627 E Central St	0.49mi	3/1.0 (+1)	1,023 (+9%)	6mo	$139,900	$137	53
1342 N Clay Ave	0.71mi	2/1.0	1,032 (+10%)	8mo	$225,000	$218	44
1222 N Sherman Ave	0.57mi	3/1.0 (+1)	1,024 (+9%)	12mo	$129,000	$126	44
1401 E Mcdaniel St	0.50mi	2/2.0	1,049 (+12%)	13mo	$199,900	$191	43
1414 N Sherman Ave	0.71mi	2/1.0	806 (-14%)	6mo	$85,000	$105	38

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: 44.6%
• Equity multiple: 2.98×
• Total profit: $27,117
• Equity at exit: $7,306

10-year hold

• IRR: 51.3%
• Equity multiple: 6.44×
• Total profit: $74,625
• Equity at exit: $4,237

Cash invested: $13,720 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,059 high
• Mortgage (P&I): −$257
• Tax from tax record: −$40 /mo · $474/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $519

Break-even live

Break-even rent $401

Max offer price $49,000

Occupancy floor 46%

Sensitivity live

Price	-10% $547	-5% $533	+0% $519	+5% $506	+10% $492
Rent	-10% $436	-5% $478	+0% $519	+5% $561	+10% $603
Rate	-1.0pp $544	-0.5pp $532	base $519	+0.5pp $507	+1.0pp $494

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1306 N Frisco Ave Apt A Springfield, MO	2.0	1.5–2.0	970	$995	$1.03	14d	19	0.50mi
1138 E Walnut St Unit 3 Springfield, MO	2.0	1.0	600	$940	$1.57	44d	1	0.69mi
1333 E Elm St Springfield, MO	1.0–2.0	1.0	830	$980	$1.18	44d	1	0.73mi
1147 E Elm St Unit 3 Springfield, MO	2.0	1.0	780	$975	$1.25	14d	1	0.74mi
1435 E Elm St Springfield, MO	2.0	1.0	702	$995	$1.42	24d	1	0.77mi
926 E Walnut St Unit 11 Springfield, MO	2.0	2.0	990	$1,075	$1.09	44d	1	0.77mi
1112 E Locust St Springfield, MO	2.0	1.0	840	$945	$1.12	24d	1	0.78mi
1529 N Weller Ave Springfield, MO	2.0	1.0	870	$995	$1.14	24d	1	0.79mi
945 E Elm St Unit 07 Springfield, MO	1.0	1.0	759	$875	$1.15	44d	1	0.80mi
937 E Elm St Unit 07 Springfield, MO	2.0	1.0	893	$1,025	$1.15	44d	1	0.81mi
1636 N National Ave Springfield, MO	3.0	1.5	1000	$995	$0.99	44d	1	0.86mi
1409 N Washington Ave Springfield, MO	2.0	1.0	839	$1,405	$1.67	14d	2	0.87mi
1210 E Cherry St Springfield, MO	2.0	2.0	750	$800	$1.07	44d	1	0.88mi
614 S Fremont Ave Springfield, MO	1.0	1.0	777	$995	$1.28	44d	1	0.90mi
716 E Locust St Unit A Springfield, MO	2.0	1.0	915	$850	$0.93	24d	1	0.92mi
1501 E Blaine St Springfield, MO	2.0	1.0	958	$695	$0.73	24d	1	1.00mi
309 S Jefferson Ave Unit 211 Springfield, MO	2.0	2.0	762	$767	$1.01	44d	1	1.06mi
511 E Cherry St Unit 2 Springfield, MO	1.0	1.0	700	$850	$1.21	44d	1	1.11mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	14d	8	1.14mi
1710 E Commercial St Unit B Springfield, MO	2.0	1.0	950	$775	$0.82	44d	1	1.15mi
209 W McDaniel St Unit 209-207 Springfield, MO	1.0	1.0	700	$950	$1.36	44d	1	1.16mi
627 Bear Blvd Springfield, MO	2.0	2.0	943	$1,400	$1.48	44d	2	1.18mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	44d	1	1.18mi
726 S Kentwood Ave Springfield, MO	2.0	1.0	1116	$1,295	$1.16	14d	1	1.19mi
1623 N Jefferson Ave Unit B Springfield, MO	1.0	1.0	750	$950	$1.27	44d	1	1.19mi
533 Bear Blvd Unit 111 Springfield, MO	1.0	1.0	1100	$649	$0.59	44d	1	1.23mi
2013 E Cherry St Springfield, MO	1.0	1.0	740	$1,200	$1.62	24d	1	1.26mi
305 S Campbell Ave Unit 208 Springfield, MO	1.0	1.0	649	$975	$1.50	14d	1	1.26mi
1834 E Monroe St Springfield, MO	2.0	1.0	792	$895	$1.13	44d	1	1.27mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	24d	5	1.27mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	14d	4	1.27mi
1228 E Belmont St Springfield, MO	1.0–2.0	1.0	802	$930	$1.16	44d	1	1.30mi
430 W Pershing St Springfield, MO	2.0	2.0	765	$1,195	$1.56	14d	1	1.30mi
2054 N Rogers Ave Springfield, MO	2.0	1.0	888	$925	$1.04	14d	1	1.31mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	24d	5	1.31mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	22d	5	1.31mi
2154 E Cairo St Springfield, MO	3.0	2.0	1100	$1,395	$1.27	44d	1	1.32mi
805 E Garfield St Springfield, MO	2.0	1.0	950	$950	$1.00	14d	1	1.32mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	24d	1	1.33mi
815 N Grant Ave Unit A Springfield, MO	2.0	1.0	801	$625	$0.78	44d	1	1.37mi

Listing history 3 events

1. 2026-05-01
   status Pending
2. 2026-04-28
   listed $49,000 Active
3. 2026-03-30
   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: $474 · $40/mo
• Projected year-2 tax: $475 · $40/mo
• Expected delta: +$1/yr ($0/mo · 0.2%)

ⓘ 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 ≥104°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: $12,703
• − Mortgage interest: −$2,745
• − Property taxes: −$474
• − Insurance: −$245
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$1,425
• Taxable income: $5,781
• Est. tax owed @ 24.0%: −$1,387
• After-tax cash flow: $4,845/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

3 events — show timeline

• 2026-05-01 Pending — SOMO
• 2026-04-28 Listed $49,000 SOMO
• 2026-03-30 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $474 · +13.6% YoY. Source: county tax records.