1333 N Concord Ave · Springfield, MO 65802

$115,000

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

Built 1912 6,534 sqft lot $76/sqft · 11% below area Est $129k · 11% under

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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 +25.7/30.0
• ARV discount +12.4/15.0
• DSCR +8.6/10.0
• 1% rule +6.0/10.0
• 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 MLS

1333 N. Concord Ave. , Springfield MO 65802 has 2 bedrooms on main floor additional rooms in basement. New Dishwasher, New furnace & high efficient air unit installed in 08. Original hardwood floors & built -ins will be very handy and are beautiful. A huge hard maple tree that towers over the home gracing it with shade in the summer time and beauty in the fall with its golden leaves a splendor. The main level has 2 bedrooms one being a master suite. You will enjoy entertaining with a huge open dining / living area. Finished Basement boasts a 2nd living area/recreation room with vent-less heater and 3 additional rooms and storage area. Upstairs level is unfinished storage space with a full staircase leading up to it. You will find a large back deck to enjoy BBQ and a mature shade tree.

Key facts

• 6,534 sq ft lot
• Built 1912
• Listed 35 days

Property features AI

Finance

• Other: Annual tax amount: $844.45

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: 1,512 above-grade finished square feet
• Exterior features: 0.15-acre lot; Subdivision: Hendricks & Jones; Directions: From Kearney St, turn south on N Concord Ave; go about 0.2 miles; property will be on the right

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; No cooling
• Interior features: Has heating; Heating type: Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Robberson Elem. (math 27% / reading 32%, grade F, #813 of 1,115 statewide, top 75%, 166 students, 89% FRL); Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL) — zoned schools average 70% FRL vs 46% district-wide (23 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 4 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 1912 — 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 $111,550 (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 1912 — 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: 1.10% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.27%
• DSCR: 1.46
• GRM: 7.6

CMA / ARV

• ARV (median comp): $128,943
• List price: $115,000
• Delta: -10.81%
• 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
1344 N Grant Ave	0.04mi	2/1.0	1,454 (-4%)	19mo	$120,000	$83	76
637 W Scott St	0.20mi	3/2.5 (+1)	1,508 (-0%)	15mo	$189,900	$126	67
628 W Lynn St	0.04mi	3/2.0 (+1)	1,352 (-11%)	9mo	$199,900	$148	64
1534 N Grant Ave	0.28mi	3/1.0 (+1)	1,349 (-11%)	4mo	$80,000	$59	61
1120 N Concord Ave	0.18mi	3/1.0 (+1)	1,331 (-12%)	14mo	$149,900	$113	55
606 W Locust St	0.28mi	2/2.0	1,713 (+13%)	10mo	$150,000	$88	52
758 N Grant Ave	0.47mi	3/2.0 (+1)	1,392 (-8%)	4mo	$154,900	$111	52
1156 W Lynn St	0.49mi	3/1.0 (+1)	1,383 (-8%)	10mo	$170,000	$123	50
1322 N Benton Ave	0.58mi	2/2.0	1,386 (-8%)	13mo	$209,900	$151	44
1107 W Nichols St	0.51mi	3/1.5 (+1)	1,302 (-14%)	9mo	$145,000	$111	38
1209 N Jefferson Ave	0.46mi	3/2.0 (+1)	1,298 (-14%)	16mo	$300,000	$231	33
1871 N Douglas Ave	0.59mi	3/2.0 (+1)	1,738 (+15%)	11mo	$219,500	$126	30

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,242
• Equity at exit: $17,147

10-year hold

• IRR: 12.2%
• Equity multiple: 2.04×
• Total profit: $33,595
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,262 high
• Mortgage (P&I): −$603
• Tax from tax record: −$70 /mo · $844/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $276

Break-even live

Break-even rent $913

Max offer price $115,000

Occupancy floor 73%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 18 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	0.16mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	43d	1	0.51mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	13d	4	0.94mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	23d	5	0.94mi
520 W Olive St Springfield, MO	3.0	2.0	1445	$1,538	$1.06	13d	5	0.94mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	13d	8	0.98mi
518 W College St Unit UBL 106 Springfield, MO	2.0	2.0	1200	$1,375	$1.15	43d	1	1.00mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	23d	5	1.02mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	21d	5	1.02mi
1442 N Texas Ave Springfield, MO	3.0	2.0	1626	$1,400	$0.86	43d	1	1.05mi
535 W Walnut St Springfield, MO	2.0	2.0	1096	$1,495	$1.36	43d	1	1.06mi
623 W Walnut St Springfield, MO	2.0	2.0	1180	$1,300	$1.10	43d	1	1.06mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	43d	1	1.07mi
1306 N Frisco Ave Apt A Springfield, MO	2.0	1.5–2.0	970	$995	$1.03	13d	19	1.09mi
710 W Walnut St Springfield, MO	3.0	2.0	1350	$1,695	$1.26	43d	1	1.11mi
630 S Market Ave Springfield, MO	3.0	2.0	1758	$2,150	$1.22	43d	1	1.37mi
539 S Fort Ave Springfield, MO	2.0	1.0	1500	$1,025	$0.68	13d	1	1.39mi
1339 E Division St Springfield, MO	3.0	2.0	1186	$1,350	$1.14	23d	1	1.44mi

Listing history 21 events

1. 2026-06-18
   days on market $115,000 Active 35 DOM
2. 2026-06-17
   days on market $115,000 Active 34 DOM
3. 2026-06-16
   days on market $115,000 Active 33 DOM
4. 2026-06-15
   days on market $115,000 Active 32 DOM
5. 2026-06-14
   days on market $115,000 Active 30 DOM
6. 2026-06-10
   days on market $115,000 Active 27 DOM
7. 2026-06-09
   days on market $115,000 Active 26 DOM
8. 2026-06-08
   days on market $115,000 Active 25 DOM
9. 2026-06-07
   days on market $115,000 Active 24 DOM
10. 2026-06-03
    days on market $115,000 Active 20 DOM
11. 2026-06-02
    days on market $115,000 Active 19 DOM
12. 2026-06-01
    days on market $115,000 Active 18 DOM
13. 2026-05-31
    days on market $115,000 Active 17 DOM
14. 2026-05-30
    days on market $115,000 Active 16 DOM
15. 2026-05-14
    listed $115,000 Active 25-char remark
16. 2023-09-10
    historical $925
17. 2023-09-04
    listed $925
18. 2017-07-12
    listed $84,900
19. 2016-06-17
    soldstatus
20. 2016-06-16
    soldstatus

    Show marketing remark (807 chars)

    1333 N. Concord Ave. , Springfield MO 65802 has 2 bedrooms on main floor additional rooms in basement. New Dishwasher, New furnace & high efficient air unit installed in 08. Original hardwood floors & built -ins will be very handy and are beautiful. A huge hard maple tree that towers over the home gracing it with shade in the summer time and beauty in the fall with its golden leaves a splendor. The main level has 2 bedrooms one being a master suite. You will enjoy entertaining with a huge open dining / living area. Finished Basement boasts a 2nd living area/recreation room with vent-less heater and 3 additional rooms and storage area. Upstairs level is unfinished storage space with a full staircase leading up to it. You will find a large back deck to enjoy BBQ and a mature shade tree.

21. 2016-01-08
    listed $83,000

    Show marketing remark (807 chars)

    1333 N. Concord Ave. , Springfield MO 65802 has 2 bedrooms on main floor additional rooms in basement. New Dishwasher, New furnace & high efficient air unit installed in 08. Original hardwood floors & built -ins will be very handy and are beautiful. A huge hard maple tree that towers over the home gracing it with shade in the summer time and beauty in the fall with its golden leaves a splendor. The main level has 2 bedrooms one being a master suite. You will enjoy entertaining with a huge open dining / living area. Finished Basement boasts a 2nd living area/recreation room with vent-less heater and 3 additional rooms and storage area. Upstairs level is unfinished storage space with a full staircase leading up to it. You will find a large back deck to enjoy BBQ and a mature shade tree.

ⓘ 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: $844 · $70/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$271/yr (+$23/mo · 32.1%)

ⓘ 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: $15,143
• − Mortgage interest: −$6,442
• − Property taxes: −$844
• − Insurance: −$575
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$3,345
• Taxable income: $1,513
• Est. tax owed @ 24.0%: −$363
• After-tax cash flow: $2,943/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

+38.6% since first listed

7 events — show timeline

• 2026-05-14 Listed $115,000 SOMO
• 2023-09-10 Rental Removed $925 APPFOLIO
• 2023-09-04 Listed for Rent $925 APPFOLIO
• 2017-07-12 Listed $84,900 SOMO
• 2016-06-17 Sold (Public Records) — Public Records
• 2016-06-16 Sold (MLS) — SOMO
• 2016-01-08 Listed $83,000 SOMO

Property tax history

+3.1%/yr

Latest (2025): $844 · +17.4% YoY. Source: county tax records.