807 S Nettleton Ave · Springfield, MO 65806

$65,000

1 bd · 1.0 ba · 512 sqft · SingleFamily public records · 35 Days on market

Built 1922 8,276 sqft lot $127/sqft · 18% above area Est $55k · 18% over

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Vacant and ready for its next owner, this as-is property offers a great opportunity to update and make it your own or add to your investment portfolio.

Key facts

• 8,276 sq ft lot
• Built 1922
• Listed 35 days

Property features AI

Finance

• Other: Annual tax: $348.73

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: About 512 above-grade finished area
• Exterior features: Approximately 0.19-acre lot; Subdivision: Greene-Not in List; Directions: From Chestnut Expy, turn south on S Nettleton Ave, go about 0.2 miles, and 807 S Nettleton will be on your right.

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: One full bathroom

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($839 rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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: Sunshine Elem. (math 22% / reading 32%, grade F, #850 of 1,115 statewide, top 78%, 351 students, 75% FRL); Parkview High (math 11% / reading 40%, grade F, #433 of 521 statewide, top 83%, 1,234 students, 62% FRL) — zoned schools average 69% FRL vs 46% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 39% district-wide (-13 pts) — the specific schools serving this property underperform the Springfield R-XII average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.2%/yr); 86 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $449 of loan paydown is wiped out by about $2k 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 + 4.2% rent growth), your $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,050 (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 1922 — 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: 1.29% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.52%
• DSCR: 1.78
• GRM: 6.5

CMA / ARV

• ARV (median comp): $55,021
• List price: $65,000
• Delta: 18.14%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.17% rent growth · sell at horizon

5-year hold

• IRR: 10.1%
• Equity multiple: 1.40×
• Total profit: $7,370
• Equity at exit: $9,692

10-year hold

• IRR: 20.1%
• Equity multiple: 2.78×
• Total profit: $32,328
• Equity at exit: $5,620

Cash invested: $18,200 (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 65806

• Home prices YoY: -11.7%
• Rents YoY: 4.2%
• Active inventory: 86
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $839 high
• Mortgage (P&I): −$341
• Tax from tax record: −$29 /mo · $349/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $266

Break-even live

Break-even rent $503

Max offer price $65,000

Occupancy floor 63%

Sensitivity live

Price	-10% $302	-5% $284	+0% $266	+5% $247	+10% $229
Rent	-10% $199	-5% $233	+0% $266	+5% $299	+10% $332
Rate	-1.0pp $298	-0.5pp $282	base $266	+0.5pp $249	+1.0pp $232

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1911 W Elm St Springfield, MO	2.0	1.0	580	$875	$1.51	44d	1	0.58mi
810 W Catalpa St Apt 316 Springfield, MO	1.0	1.0	581	$551	$0.95	24d	1	0.65mi
733 W College St Springfield, MO	1.0	1.0	700	$750	$1.07	14d	1	0.85mi
301 W State St Unit D Springfield, MO	1.0	1.0	570	$875	$1.54	24d	1	0.99mi
901 South Ave Springfield, MO	2.0–3.0	1.0–2.0	695	$825	$1.19	44d	1	1.00mi
755 South Ave Unit 2 Springfield, MO	1.0	1.0	600	$850	$1.42	24d	1	1.01mi
806 South Ave Springfield, MO	1.0	1.0	670	$1,085	$1.62	14d	3	1.04mi
305 S Campbell Ave Unit 208 Springfield, MO	1.0	1.0	649	$975	$1.50	14d	1	1.06mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,150	$0.85	14d	4	1.07mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,150	$0.85	24d	5	1.07mi
522 N Park Ave Springfield, MO	1.0	1.0	608	$950	$1.56	44d	1	1.11mi
1634 S Marion Ave Springfield, MO	3.0	1.0–2.0	845	$1,145	$1.36	14d	23	1.11mi
745 S Jefferson Ave Unit 6 Springfield, MO	1.0	1.0	500	$850	$1.70	44d	1	1.14mi
745 S Jefferson Ave Unit 1 Springfield, MO	1.0	1.0	410	$795	$1.94	24d	1	1.14mi
520 S Scenic Ave Unit 101-A Springfield, MO	1.0	1.0	550	$650	$1.18	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
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$969	$0.89	14d	8	1.19mi
813 W Poplar St Unit 813 Springfield, MO	2.0	1.0	560	$795	$1.42	14d	1	1.24mi
435 E Harrison St Unit 435108 Springfield, MO	—	1.0	400	$700	$1.75	14d	1	1.24mi
435 E Harrison St Unit 50302 Springfield, MO	—	1.0	400	$895	$2.24	24d	1	1.24mi
435 E Harrison St Unit 435203 Springfield, MO	—	1.0	400	$895	$2.24	14d	1	1.26mi
916 N Kansas Expy Springfield, MO	1.0	1.0	573	$595	$1.04	44d	1	1.27mi
511 E Cherry St Unit 2 Springfield, MO	1.0	1.0	700	$850	$1.21	44d	1	1.31mi
511 E Cherry St Unit 8 Springfield, MO	1.0	1.0	500	$775	$1.55	14d	1	1.31mi
2711 W Olive St Springfield, MO	1.0	1.0	621	$750	$1.21	24d	1	1.31mi
1017 W Washita St Unit 2 Springfield, MO	1.0	1.0	585	$825	$1.41	14d	1	1.33mi

Listing history 22 events

1. 2026-06-18
   days on market $65,000 Active 35 DOM
2. 2026-06-17
   days on market $65,000 Active 34 DOM
3. 2026-06-16
   days on market $65,000 Active 33 DOM
4. 2026-06-15
   days on market $65,000 Active 32 DOM
5. 2026-06-14
   days on market $65,000 Active 30 DOM
6. 2026-06-10
   days on market $65,000 Active 27 DOM
7. 2026-06-09
   days on market $65,000 Active 26 DOM
8. 2026-06-08
   days on market $65,000 Active 25 DOM
9. 2026-06-07
   days on market $65,000 Active 24 DOM
10. 2026-06-03
    days on market $65,000 Active 20 DOM
11. 2026-06-02
    days on market $65,000 Active 19 DOM
12. 2026-06-01
    days on market $65,000 Active 18 DOM
13. 2026-05-31
    days on market $65,000 Active 17 DOM
14. 2026-05-30
    days on market $65,000 Active 16 DOM
15. 2026-05-14
    listed $65,000 Active 151-char remark
16. 2024-02-05
    historical $695
17. 2023-12-24
    listed $695
18. 2016-04-18
    soldstatus
19. 2016-04-18
    soldstatus
20. 2014-07-15
    listed $49,900
21. 2014-05-15
    listed $39,999
22. 2007-08-01
    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: $349 · $29/mo
• Projected year-2 tax: $630 · $53/mo
• Expected delta: +$282/yr (+$23/mo · 80.8%)

ⓘ 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 · 17 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: $10,067
• − Mortgage interest: −$3,641
• − Property taxes: −$349
• − Insurance: −$325
• − Repairs & maintenance: −$805
• − Management: −$805
• − Depreciation: −$1,891
• Taxable income: $2,250
• Est. tax owed @ 24.0%: −$540
• After-tax cash flow: $2,648/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): 13,692
• Household income: $28,165
• Rent vs Own: 87.3% rent · 12.7% own
• Severe rent burden: 1966.0

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 (75%)
• Race & ethnicity: White 75% Two or more races 8% Hispanic / Latino 7% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Italian 1% Scotch-Irish 1%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -27.72%
• Current HPI: 208.8156
• Rent YoY: ▲ 4.17%
• 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

+62.5% since first listed

8 events — show timeline

• 2026-05-14 Listed $65,000 SOMO
• 2024-02-05 Rental Removed $695 APPFOLIO
• 2023-12-24 Listed for Rent $695 APPFOLIO
• 2016-04-18 Sold (Public Records) — Public Records
• 2016-04-18 Sold (Public Records) — Public Records
• 2014-07-15 Listed $49,900 SOMO
• 2014-05-15 Listed $39,999 SOMO
• 2007-08-01 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $349 · +26.2% YoY. Source: county tax records.