612 N Park Ave · Springfield, MO 65802

$98,000

2 bd · 1.0 ba · 624 sqft · SingleFamily public records · 3 Days on market

Built 1945 7,405 sqft lot Est $97k · at est.

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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 +21.8/30.0
• ARV discount +7.2/15.0
• DSCR +7.0/10.0
• 1% rule +4.5/10.0
• 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

Cute humble, and Clean!! Move in ready!! Affordable first home or investment property. Adorable, Turn-Key clean, updated home. Offers 2 bedroom, 1 full bath, updated kitchen, and family room. Yes, good-sized fenced-in backyard with 12 x 10 storage shed. All kitchen appliances included: refrigerator, gas stove. Also, a washer and dryer are included. Don't miss this house!

Key facts

• Front porch
• Storage shed
• Fenced backyard

Tags

• FENCED BACKYARD
• STORAGE SHED
• FRONT PORCH

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Composition roof; Permanent foundation; Built on a 0.17-acre lot
• Exterior features: Rain gutters; Covered patio/deck; Deck; Wood privacy fencing (full)

Interior

• Kitchen: Electric oven; Free-standing electric oven
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fan(s)
• Interior features: High-speed internet available; Laminate countertops; Insulated double-pane windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $152 ($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 $93k (4.6% below list).
• Recommended offer: $93k (4.6% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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: Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL) — zoned schools at 51% FRL track the district average.
• Zoned-school proficiency averages 52% at this address vs 39% district-wide (+13 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 fast (+4.8%/yr); 512 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $678 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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.
• Current owner paid $36k; list at $98k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,444 (4.6% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 8.16%
• Cash-on-cash: 6.66%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $97,344
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
612 N Park Ave	0.00mi	2/1.0	624 (0%)	4mo	$89,900	$144	96
207 N Forest Ave	0.43mi	2/1.0	624 (0%)	6mo	$125,000	$200	75
1016 N Wabash Ave	0.42mi	2/1.0	630 (+1%)	9mo	$89,900	$143	71
2136 W Central St	0.23mi	2/1.0	550 (-12%)	11mo	$38,000	$69	60
1030 N Warren Ave	0.38mi	2/1.0	700 (+12%)	7mo	$95,000	$136	56
806 N Farmer Ave	0.42mi	2/1.0	672 (+8%)	15mo	$105,000	$156	55
710 N Kansas Expy	0.52mi	1/1.0 (-1)	608 (-3%)	17mo	$59,900	$99	52
1024 N Fulbright Ave	0.62mi	2/1.0	672 (+8%)	10mo	$115,000	$171	50
229 N Scenic Ave	0.64mi	2/1.0	664 (+6%)	12mo	$87,500	$132	49
2435 W Calhoun St	0.61mi	2/1.0	700 (+12%)	3mo	$140,000	$200	49
1122 N Brown Ave	0.54mi	2/1.0	704 (+13%)	6mo	$115,000	$163	48
1201 N Park Ave	0.47mi	1/1.0 (-1)	675 (+8%)	15mo	$124,990	$185	47

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-4,482
• Equity at exit: $14,612

10-year hold

• IRR: 7.1%
• Equity multiple: 1.58×
• Total profit: $15,835
• Equity at exit: $8,473

Cash invested: $27,440 (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: 8.7×

Monthly cashflow live

• Estimated rent: $934 high
• Mortgage (P&I): −$514
• Tax from tax record: −$31 /mo · $374/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $152

Break-even live

Break-even rent $742

Max offer price $98,000

Occupancy floor 79%

Sensitivity live

Price	-10% $208	-5% $180	+0% $152	+5% $125	+10% $97
Rent	-10% $78	-5% $115	+0% $152	+5% $189	+10% $226
Rate	-1.0pp $202	-0.5pp $177	base $152	+0.5pp $127	+1.0pp $101

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
522 N Park Ave Springfield, MO	1.0	1.0	608	$950	$1.56	44d	1	0.08mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	14d	1	0.48mi
916 N Kansas Expy Springfield, MO	1.0	1.0	573	$595	$1.04	44d	1	0.57mi
2712 W Nichols St Springfield, MO	2.0	1.0	619	$795	$1.28	44d	1	0.60mi
1911 W Elm St Springfield, MO	2.0	1.0	580	$875	$1.51	44d	1	0.61mi
2711 W Olive St Springfield, MO	1.0	1.0	621	$750	$1.21	24d	1	0.65mi
520 S Scenic Ave Unit 101-A Springfield, MO	1.0	1.0	550	$650	$1.18	44d	1	0.80mi
1126 W Hamilton St Springfield, MO	2.0	1.0	648	$895	$1.38	24d	1	0.99mi
813 W Poplar St Unit 813 Springfield, MO	2.0	1.0	560	$795	$1.42	14d	1	1.14mi
733 W College St Springfield, MO	1.0	1.0	700	$750	$1.07	14d	1	1.24mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	24d	5	1.45mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	14d	4	1.45mi
2115 N Grace Ave Springfield, MO	2.0	1.0	650	$850	$1.31	44d	1	1.50mi

Listing history 4 events

1. 2026-06-18
   days on market $98,000 Active 3 DOM
2. 2026-06-17
   days on market $98,000 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $98,000 Active 1 DOM

ⓘ 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: $374 · $31/mo
• Projected year-2 tax: $951 · $79/mo
• Expected delta: +$576/yr (+$48/mo · 154.1%)

ⓘ 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 · 20 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: $11,213
• − Mortgage interest: −$5,490
• − Property taxes: −$374
• − Insurance: −$490
• − Repairs & maintenance: −$897
• − Management: −$897
• − Depreciation: −$2,851
• Taxable income: $215
• Est. tax owed @ 24.0%: −$51
• After-tax cash flow: $1,776/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

+16.2% since first listed

13 events — show timeline

• 2026-06-15 Listed $98,000 SOMO
• 2026-02-10 Sold (Public Records) — Public Records
• 2026-02-06 Sold (MLS) — SOMO
• 2026-02-03 Pending — SOMO
• 2026-01-21 Price Changed $89,900 SOMO
• 2025-12-09 Listed $96,000 SOMO
• 2021-02-24 Sold (Public Records) — Public Records
• 2018-05-22 Sold (Public Records) $35,873 Public Records
• 2017-01-09 Listed $49,900 SOMO
• 2016-11-05 Listed $45,000 SOMO
• 2016-06-13 Listed $84,312 SOMO
• 2006-08-15 Sold (Public Records) — Public Records
• 2005-02-10 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $374 · +24.1% YoY. Source: county tax records.