1711 N Washington Ave · Springfield, MO 65803

$325,000

25 bd · 5.0 ba · — sqft · MultiFamily · 148 Days on market

Built 1921 Fair condition 10,454 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 +3.6/5.0
• Schools +3.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Great 5 plex, New Vinyl siding appliances, (refrigerators and electric ranges), all newer vynil windows, mini splits . New paint, new fixtures, new water heaters, new combo washer/dryer in common laundry room. Off street parking, located in the C-Street Redevelopment Area. Great Income, steady occupancy.

Key facts

• Newer vynil windows
• Combo washer dryer
• New paint

Tags

• NEWER VYNIL WINDOWS
• MINI SPLITS
• NEW PAINT
• NEW FIXTURES
• NEW WATER HEATERS
• COMBO WASHER DRYER

What this means for you Summary

Snapshot

• This is a 5 × 1-bed/1-bath units multifamily listed at $325k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $329/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $325k).
• Recommended offer: $286k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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: Boyd Elem. (math 8% / reading 22%, grade F, #982 of 1,115 statewide, top 89%, 175 students, 78% FRL); Pipkin Middle (math 20% / reading 29%, grade F, #324 of 391 statewide, top 83%, 340 students, 82% FRL) — zoned schools average 80% FRL vs 46% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 39% district-wide (-19 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); 401 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $10k 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 $91k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $24k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $286,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.52% ✓
• Cap rate: 12.36%
• Cash-on-cash: 21.68%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

• ARV (median comp): $214,087
• List price: $325,000
• Delta: 51.81%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.24% rent growth · sell at horizon

5-year hold

• IRR: 15.7%
• Equity multiple: 1.64×
• Total profit: $58,334
• Equity at exit: $48,459

10-year hold

• IRR: 25.3%
• Equity multiple: 3.33×
• Total profit: $212,095
• Equity at exit: $28,100

Cash invested: $91,000 (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: 401
• Price-to-rent: 27.5×

Monthly cashflow live

• Estimated rent: $4,924 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,034
• Net cashflow: $1,644

Break-even live

Break-even rent $2,843

Max offer price $325,000

Occupancy floor 62%

Sensitivity live

Price	-10% $1,869	-5% $1,756	+0% $1,644	+5% $1,532	+10% $1,419
Rent	-10% $1,255	-5% $1,449	+0% $1,644	+5% $1,838	+10% $2,033
Rate	-1.0pp $1,808	-0.5pp $1,727	base $1,644	+0.5pp $1,560	+1.0pp $1,474

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	1	1	$4,925
Total (5 units)			$4,924

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $325,000 Active 148 DOM
2. 2026-06-18
   days on market $325,000 Active 145 DOM
3. 2026-06-17
   days on market $325,000 Active 144 DOM
4. 2026-06-16
   days on market $325,000 Active 143 DOM
5. 2026-06-15
   days on market $325,000 Active 142 DOM
6. 2026-06-14
   days on market $325,000 Active 140 DOM
7. 2026-06-10
   days on market $325,000 Active 137 DOM
8. 2026-06-09
   days on market $325,000 Active 136 DOM
9. 2026-06-08
   days on market $325,000 Active 135 DOM
10. 2026-06-07
    days on market $325,000 Active 134 DOM
11. 2026-06-03
    days on market $325,000 Active 130 DOM
12. 2026-06-02
    days on market $325,000 Active 129 DOM
13. 2026-06-01
    days on market $325,000 Active 128 DOM
14. 2026-05-31
    days on market $325,000 Active 127 DOM
15. 2026-05-30
    days on market $325,000 Active 126 DOM
16. 2026-03-05
    status Active 306-char remark

    Show marketing remark (306 chars)

    Great 5 plex, New Vinyl siding appliances, (refrigerators and electric ranges), all newer vynil windows, mini splits . New paint, new fixtures, new water heaters, new combo washer/dryer in common laundry room. Off street parking, located in the C-Street Redevelopment Area. Great Income, steady occupancy.

17. 2025-10-16
    status Active 306-char remark

    Show marketing remark (306 chars)

    Great 5 plex, New Vinyl siding appliances, (refrigerators and electric ranges), all newer vynil windows, mini splits . New paint, new fixtures, new water heaters, new combo washer/dryer in common laundry room. Off street parking, located in the C-Street Redevelopment Area. Great Income, steady occupancy.

18. 2025-06-02
    listed $349,500 Active 306-char remark

    Show marketing remark (306 chars)

    Great 5 plex, New Vinyl siding appliances, (refrigerators and electric ranges), all newer vynil windows, mini splits . New paint, new fixtures, new water heaters, new combo washer/dryer in common laundry room. Off street parking, located in the C-Street Redevelopment Area. Great Income, steady occupancy.

19. 2025-04-24
    soldstatus Closed 306-char remark

    Show marketing remark (306 chars)

    Great 5 plex, New Vinyl siding appliances, (refrigerators and electric ranges), all newer vynil windows, mini splits . New paint, new fixtures, new water heaters, new combo washer/dryer in common laundry room. Off street parking, located in the C-Street Redevelopment Area. Great Income, steady occupancy.

20. 2025-03-15
    listed $349,500 Active 306-char remark

    Show marketing remark (306 chars)

    Great 5 plex, New Vinyl siding appliances, (refrigerators and electric ranges), all newer vynil windows, mini splits . New paint, new fixtures, new water heaters, new combo washer/dryer in common laundry room. Off street parking, located in the C-Street Redevelopment Area. Great Income, steady occupancy.

21. 2021-01-26
    soldstatus 131-char remark

    Show marketing remark (131 chars)

    Cash flow galore!! This apartment complex has 2-1 bedroom units and 3 efficiency units. Seller rents by the week or month to month.

22. 2020-10-19
    listed $168,000 131-char remark

    Show marketing remark (131 chars)

    Cash flow galore!! This apartment complex has 2-1 bedroom units and 3 efficiency units. Seller rents by the week or month to month.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 19 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: $59,088
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$4,727
• − Management: −$4,727
• − Depreciation: −$9,455
• Taxable income: $15,474
• Est. tax owed @ 24.0%: −$3,714
• After-tax cash flow: $16,014/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

The property is in fair condition with some exterior repairs and maintenance needed. Painting the exterior siding and maintaining the landscaping will significantly increase its value.

Repairs flagged

• Major Exterior siding — The exterior siding is weathered and in need of repainting.
• Major Landscaping — The landscaping is overgrown and unkempt, requiring trimming and maintenance.

Value-add opportunities

• Both Painting the exterior siding — Painting the exterior siding will improve the curb appeal and increase the property's value.
• Both Landscaping maintenance — Maintaining the landscaping will improve the property's curb appeal and increase its rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · The exterior siding is weathered and in need of repainting.	Major	$15,000–50,000
Landscaping · The landscaping is overgrown and unkempt, requiring trimming and maintenance.	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Painting the exterior siding — Painting the exterior siding will improve the curb appeal and increase the property's value. ↑
• Both Landscaping maintenance — Maintaining the landscaping will improve the property's curb appeal and increase its rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+108.0% since first listed

7 events — show timeline

• 2026-03-05 Relisted — SOMO
• 2025-10-16 Relisted — SOMO
• 2025-06-02 Listed $349,500 SOMO
• 2025-04-24 Sold (MLS) — SOMO
• 2025-03-15 Listed $349,500 SOMO
• 2021-01-26 Sold (MLS) — SOMO
• 2020-10-19 Listed $168,000 SOMO