804 W Locust St · Springfield, MO 65803

$130,000

3 bd · 1.0 ba · 1,226 sqft · SingleFamily public records · 39 Days on market

Built 1915 7,405 sqft lot $106/sqft · 5% below area Est $138k · 5% 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 +19.9/30.0
• ARV discount +10.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.3/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity featuring a newly remodeled home with a large covered front porch and spacious layout throughout. Interior includes a generous living room, formal dining room, and kitchen with appliances. The main level offers 3 spacious bedrooms, plus a large upstairs bedroom for added flexibility. Additional highlights include a large laundry room that opens to a deck and a fully fenced backyard. Buyer to perform due diligence on school district. Property is being sold AS-IS. Seller will make no repairs or improvements.

Key facts

• Formal dining room
• Large laundry room
• Generous living room

Tags

• LARGE COVERED FRONT PORCH
• GENEROUS LIVING ROOM
• FORMAL DINING ROOM
• KITCHEN WITH APPLIANCES
• LARGE LAUNDRY ROOM
• FULLY FENCED BACKYARD

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; One story; Entry on slab foundation
• Construction: Slab foundation
• Exterior features: Asphalt road access; 60 x 125 lot dimensions

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Has basement (unfinished, partially finished); One-level layout; Has view
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/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 $120k (7.5% below list).
• Recommended offer: $120k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: Weaver Elem. (math 27% / reading 47%, grade F, #611 of 1,115 statewide, top 59%, 224 students, 91% FRL); Pipkin Middle (math 20% / reading 29%, grade F, #324 of 391 statewide, top 83%, 340 students, 82% FRL); Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL) — zoned schools average 75% FRL vs 46% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.2%/yr); 405 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 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 $899 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 39 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 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 1915 — 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 $120,309 (7.5% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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: 0.93% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.16%
• DSCR: 1.23
• GRM: 9.0

CMA / ARV

• ARV (median comp): $137,530
• List price: $130,000
• Delta: -5.48%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1890 N Douglas Ave	0.34mi	2/2.0 (-1)	1,250 (+2%)	4mo	$174,900	$140	69
1863 N Grant Ave	0.30mi	2/1.0 (-1)	1,140 (-7%)	2mo	$149,900	$131	68
1015 N Concord Ave	0.55mi	3/1.0	1,272 (+4%)	3mo	$129,900	$102	66
832 West Calhoun St	0.36mi	3/2.0	1,100 (-10%)	1mo	$99,900	$91	61
1850 N Robberson Ave	0.59mi	3/2.0	1,264 (+3%)	3mo	$199,900	$158	60
937 N Missouri Ave	0.60mi	2/2.0 (-1)	1,207 (-2%)	0mo	$180,000	$149	60
1535 W Calhoun St	0.73mi	3/1.0	1,262 (+3%)	3mo	$139,000	$110	59
920 N Broadway Ave	0.66mi	3/1.0	1,124 (-8%)	2mo	$149,777	$133	54
1531 W Hamilton St	0.71mi	3/2.0	1,305 (+6%)	3mo	$115,000	$88	50
636 W Scott St	0.52mi	2/1.0 (-1)	1,077 (-12%)	2mo	$139,900	$130	49
1310 W Florida St	0.52mi	2/1.0 (-1)	1,086 (-11%)	4mo	$125,000	$115	48
826 N Concord Ave	0.73mi	3/2.0	1,114 (-9%)	3mo	$165,000	$148	44

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 · 4.24% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-9,616
• Equity at exit: $19,383

10-year hold

• IRR: 3.8%
• Equity multiple: 1.29×
• Total profit: $10,680
• Equity at exit: $11,240

Cash invested: $36,400 (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 65803

• Home prices YoY: -29.8%
• Rents YoY: 4.2%
• Active inventory: 405
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,203 high
• Mortgage (P&I): −$682
• Tax from tax record: −$58 /mo · $695/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $157

Break-even live

Break-even rent $1,005

Max offer price $130,000

Occupancy floor 82%

Sensitivity live

Price	-10% $230	-5% $193	+0% $157	+5% $120	+10% $83
Rent	-10% $62	-5% $109	+0% $157	+5% $204	+10% $252
Rate	-1.0pp $222	-0.5pp $190	base $157	+0.5pp $123	+1.0pp $89

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
603 W Division St Springfield, MO	2.0	1.0	816	$995	$1.22	16d	1	0.18mi
616 W Webster St Springfield, MO	2.0	1.5	1178	$1,050	$0.89	16d	1	0.46mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	23d	1	0.46mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	46d	1	0.53mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	26d	1	0.61mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	46d	1	0.64mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	26d	1	0.66mi
2120 N Johnston Ave Springfield, MO	2.0	1.0	880	$925	$1.05	46d	1	0.68mi
815 N Grant Ave Unit A Springfield, MO	2.0	1.0	801	$625	$0.78	46d	1	0.70mi
1409 N Washington Ave Springfield, MO	2.0	1.0	839	$1,405	$1.67	16d	2	0.80mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	46d	1	0.85mi
407 E Dale St Apt B Springfield, MO	2.0	1.0	720	$795	$1.10	16d	1	0.85mi
716 E Locust St Unit A Springfield, MO	2.0	1.0	915	$850	$0.93	26d	1	0.93mi
2034 N Washington Ave Springfield, MO	2.0	1.0	800	$875	$1.09	46d	1	0.97mi
2126 N Lexington Ave Springfield, MO	2.0	1.0	990	$895	$0.90	16d	1	1.01mi
2117 N Lexington Ave Springfield, MO	3.0	1.0	1040	$1,195	$1.15	46d	1	1.02mi
805 E Garfield St Springfield, MO	2.0	1.0	950	$950	$1.00	16d	1	1.08mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,383	$1.02	16d	4	1.23mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,383	$1.02	26d	5	1.23mi
520 W Olive St Springfield, MO	3.0	2.0	1445	$1,538	$1.06	16d	5	1.23mi
1306 N Frisco Ave Apt A Springfield, MO	2.0	1.5–2.0	970	$995	$1.03	16d	19	1.24mi
1127 W Talmage St Springfield, MO	3.0	2.0	1160	$1,650	$1.42	46d	1	1.25mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	16d	8	1.27mi
518 W College St Unit UBL 106 Springfield, MO	2.0	2.0	1200	$1,375	$1.15	46d	1	1.29mi
1112 E Locust St Springfield, MO	2.0	1.0	840	$945	$1.12	26d	1	1.30mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,862	$1.29	23d	5	1.31mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,862	$1.29	26d	5	1.31mi
623 W Walnut St Springfield, MO	2.0	2.0	1180	$1,300	$1.10	46d	1	1.35mi
535 W Walnut St Springfield, MO	2.0	2.0	1096	$1,495	$1.36	46d	1	1.35mi
710 W Walnut St Springfield, MO	3.0	2.0	1350	$1,695	$1.26	46d	1	1.38mi
1636 N National Ave Springfield, MO	3.0	1.5	1000	$995	$0.99	46d	1	1.38mi
865 S Douglas Ave Springfield, MO	2.0	2.0	850	$895	$1.05	16d	4	1.42mi
309 S Jefferson Ave Unit 211 Springfield, MO	2.0	2.0	762	$767	$1.01	46d	1	1.43mi
430 W Pershing St Springfield, MO	2.0	2.0	765	$1,195	$1.56	16d	1	1.44mi
1200 W Walnut St Springfield, MO	2.0	2.0	1000	$995	$0.99	16d	3	1.45mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	16d	1	1.47mi

Listing history 22 events

1. 2026-06-23
   days on market $130,000 Active 39 DOM
2. 2026-06-22
   days on market $130,000 Active 38 DOM
3. 2026-06-18
   days on market $130,000 Active 35 DOM
4. 2026-06-17
   days on market $130,000 Active 34 DOM
5. 2026-06-16
   days on market $130,000 Active 33 DOM
6. 2026-06-15
   days on market $130,000 Active 32 DOM
7. 2026-06-14
   days on market $130,000 Active 30 DOM
8. 2026-06-10
   days on market $130,000 Active 27 DOM
9. 2026-06-09
   days on market $130,000 Active 26 DOM
10. 2026-06-08
    days on market $130,000 Active 25 DOM
11. 2026-06-07
    days on market $130,000 Active 24 DOM
12. 2026-06-03
    days on market $130,000 Active 20 DOM
13. 2026-06-02
    days on market $130,000 Active 19 DOM
14. 2026-06-01
    days on market $130,000 Active 18 DOM
15. 2026-05-31
    days on market $130,000 Active 17 DOM
16. 2026-05-30
    days on market $130,000 Active 16 DOM
17. 2026-05-14
    listed $130,000 Active 540-char remark
18. 2019-05-24
    soldstatus $350,000
19. 2016-01-24
    listed $84,878
20. 2009-06-09
    soldstatus
21. 2005-08-16
    soldstatus
22. 2004-11-18
    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: $695 · $58/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: +$566/yr (+$47/mo · 81.4%)

ⓘ 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 · 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: $14,437
• − Mortgage interest: −$7,282
• − Property taxes: −$695
• − Insurance: −$650
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$3,782
• Taxable loss: −$282
• Est. tax savings @ 24.0%: +$68
• After-tax cash flow: $1,947/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): 42,882
• Household income: $50,572
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1305.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 9% Hispanic / Latino 6% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Italian 2% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -87.08%
• Current HPI: 205.0439
• Rent YoY: ▲ 4.24%
• 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

+53.2% since first listed

6 events — show timeline

• 2026-05-14 Listed $130,000 SOMO
• 2019-05-24 Sold (Public Records) $350,000 Public Records
• 2016-01-24 Listed $84,878 SOMO
• 2009-06-09 Sold (Public Records) — Public Records
• 2005-08-16 Sold (Public Records) — Public Records
• 2004-11-18 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $695 · +31.5% YoY. Source: county tax records.