5661 S Dayton Ave · Springfield, MO 65810

$200,000

3 bd · 2.0 ba · 1,032 sqft · SingleFamily public records · 2 Days on market

Built 1991 10,019 sqft lot Est $207k · at est.

---

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 +18.9/30.0
• ARV discount +9.1/15.0
• DSCR +6.0/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

So many updates to this immaculate home in great neighborhood in Kickapoo School District. Lovely ceiling treatments with cathedral ceiling in LR & raised, tray ceiling in MBR for a spacious, airy feeling. Home has new: architectural roof, gutters & downspouts; garage door; upgraded laminate flooring in kitchen, living room, laundry room, & hall; linoleum in both baths; carpet in bedrooms; dishwasher, and furnace. The light fixtures, ceiling fans, and kitchen countertops were replaced just 4 years ago. All ready for new owners!

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1991

Tags

• KICKAPOO SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $205 ($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 $182k (9.1% below list).
• Recommended offer: $182k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: Cherokee Middle (math 50% / reading 62%, grade B-, #40 of 391 statewide, top 10%, 758 students, 27% FRL); Kickapoo High (math 39% / reading 66%, grade C-, #89 of 521 statewide, top 17%, 1,881 students, 26% FRL) — zoned schools average 27% FRL vs 46% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 54% at this address vs 39% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Springfield R-XII average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.5%/yr); 250 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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

• 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 $181,796 (9.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.91% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.39%
• DSCR: 1.20
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $207,432
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5626 S Stonegate Ave	0.12mi	3/1.5	1,068 (+4%)	5mo	$214,900	$201	82
5670 S Dayton Ave	0.03mi	2/1.0 (-1)	1,000 (-3%)	6mo	$163,500	$164	79
5784 S Michigan Ave	0.17mi	3/1.0	1,004 (-3%)	7mo	$184,900	$184	78
5783 S Franklin Ave	0.36mi	3/2.0	1,022 (-1%)	6mo	$207,400	$203	77
5759 S Ferguson Ave	0.41mi	3/2.0	1,014 (-2%)	2mo	$190,000	$187	77
5649 S Pinehurst Ave	0.06mi	2/1.5 (-1)	984 (-5%)	9mo	$199,900	$203	74
5649 S Franklin Ave	0.33mi	3/2.0	1,022 (-1%)	20mo	$225,000	$220	67
5715 S Ferguson Ave	0.40mi	3/2.0	1,031 (-0%)	20mo	$220,000	$213	65
5649 S Ferguson Ave	0.39mi	3/2.0	998 (-3%)	22mo	$119,900	$120	58

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 · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.64×
• Total profit: $-20,288
• Equity at exit: $29,821

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-4,617
• Equity at exit: $17,292

Cash invested: $56,000 (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 65810

• Home prices YoY: -28.8%
• Rents YoY: 2.5%
• Active inventory: 250
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,818 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$99 /mo · $1,191/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $205

Break-even live

Break-even rent $1,559

Max offer price $200,000

Occupancy floor 84%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5305 S Michigan Ave Springfield, MO	2.0–3.0	2.0–2.5	1644	$2,017	$1.23	13d	3	0.33mi
565 W Bryant Springfield, MO	1.0–2.0	1.0–2.0	891	$1,621	$1.82	13d	4	0.58mi
5100 S Main Ave Springfield, MO	1.0–2.0	1.0–2.0	925	$1,275	$1.38	13d	1	0.71mi
4730 S Robberson Ave Springfield, MO	3.0	1.0–2.0	807	$1,195	$1.48	43d	7	1.30mi

Listing history 11 events

1. 2026-04-04
   status Pending
2. 2026-04-02
   listed $200,000 Active
3. 2024-12-31
   soldstatus
4. 2021-02-11
   soldstatus
5. 2021-02-10
   soldstatus 550-char remark

   Show marketing remark (550 chars)

   So many updates to this immaculate home in great neighborhood in Kickapoo School District. Lovely ceiling treatments with cathedral ceiling in LR & raised, tray ceiling in MBR for a spacious, airy feeling. Home has new: architectural roof, gutters & downspouts; garage door; upgraded laminate flooring in kitchen, living room, laundry room, & hall; linoleum in both baths; carpet in bedrooms; dishwasher, and furnace. The light fixtures, ceiling fans, and kitchen countertops were replaced just 4 years ago. All ready for new owners!

6. 2020-12-30
   listed $139,900 550-char remark

   Show marketing remark (550 chars)

   So many updates to this immaculate home in great neighborhood in Kickapoo School District. Lovely ceiling treatments with cathedral ceiling in LR & raised, tray ceiling in MBR for a spacious, airy feeling. Home has new: architectural roof, gutters & downspouts; garage door; upgraded laminate flooring in kitchen, living room, laundry room, & hall; linoleum in both baths; carpet in bedrooms; dishwasher, and furnace. The light fixtures, ceiling fans, and kitchen countertops were replaced just 4 years ago. All ready for new owners!

7. 2016-02-24
   soldstatus
8. 2016-02-23
   soldstatus 301-char remark

   Show marketing remark (301 chars)

   Super clean move in ready home! Great schools, great location, great house! Sellers just put in all new flooring in family room/kitchen. Cabinets are freshly painted, new counter tops, light fixtures & ceiling fans! Privacy fenced yard, fire pit and kids play set stay! All ready for new owners!

9. 2016-01-19
   listed $94,900 301-char remark

   Show marketing remark (301 chars)

   Super clean move in ready home! Great schools, great location, great house! Sellers just put in all new flooring in family room/kitchen. Cabinets are freshly painted, new counter tops, light fixtures & ceiling fans! Privacy fenced yard, fire pit and kids play set stay! All ready for new owners!

10. 2012-12-12
    soldstatus
11. 2004-05-24
    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: $1,191 · $99/mo
• Projected year-2 tax: $1,940 · $162/mo
• Expected delta: +$749/yr (+$62/mo · 62.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,816
• − Mortgage interest: −$11,203
• − Property taxes: −$1,191
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,745
• − Management: −$1,745
• − Depreciation: −$5,818
• Taxable loss: −$887
• Est. tax savings @ 24.0%: +$213
• After-tax cash flow: $2,670/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

• County: Greene County · 244,327 people
• City population: 223,044
• Metro: Springfield, MO
• Population (ZIP): 22,137
• Household income: $95,160
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 437.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 3% Asian 3% Black 2%
• Common ancestry: Italian 4% Lithuanian 3% Portuguese 3%
• Foreign-born: 4% · Vietnam, China, Canada
• Languages at home: 95% English-only · Other Indo-European 1% Spanish 1% Chinese 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: ▼ -78.67%
• Current HPI: 194.8736
• Rent YoY: ▲ 2.53%
• 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

+110.7% since first listed

11 events — show timeline

• 2026-04-04 Pending — SOMO
• 2026-04-02 Listed $200,000 SOMO
• 2024-12-31 Sold (Public Records) — Public Records
• 2021-02-11 Sold (Public Records) — Public Records
• 2021-02-10 Sold (MLS) — SOMO
• 2020-12-30 Listed $139,900 SOMO
• 2016-02-24 Sold (Public Records) — Public Records
• 2016-02-23 Sold (MLS) — SOMO
• 2016-01-19 Listed $94,900 SOMO
• 2012-12-12 Sold (Public Records) — Public Records
• 2004-05-24 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,191 · +4.1% YoY. Source: county tax records.