1101 W Division St · Springfield, MO 65803

$139,000

3 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 13 Days on market

Built 1903 8,276 sqft lot Est $138k · at est.

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Why this score? — see what drove the D 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 +15.5/30.0
• ARV discount +7.1/15.0
• DSCR +4.8/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• 1% rule +3.5/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fully updated 3-bedroom, 2-bath home situated on a spacious corner lot just off Division! This move-in-ready property features newer vinyl siding, a welcoming covered front porch, and durable, cohesive vinyl flooring throughout. Step inside to an open-concept living, dining, and kitchen area that creates a bright and functional layout for everyday living and entertaining. The kitchen offers stainless steel appliances and a convenient utility closet. A full bathroom is located just off the dining area, while two bedrooms share a full hall bath. The third bedroom is privately situated at the rear of the home. Outside, you'll find a detached 2-car garage and plenty of yard space on the desirab

Key facts

• Covered front porch
• Utility closet
• Vinyl siding

Tags

• CORNER LOT
• COVERED FRONT PORCH
• VINYL SIDING
• OPEN-CONCEPT LIVING
• STAINLESS STEEL APPLIANCES
• UTILITY CLOSET

Property features AI

Exterior

• Parking: 2‑car garage; Driveway
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story
• Construction: Vinyl siding; Composition roof
• Exterior features: Covered front porch; Corner lot

Interior

• Kitchen: Electric oven; Free‑standing electric oven; Dishwasher; Microwave
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Natural gas heating; Forced air heating
• Interior features: Laminate counters; Covered front porch
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $55 ($661/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 $118k (15.2% below list).
• Recommended offer: $118k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Weaver Elem. (math 27% / reading 47%, grade F, #611 of 1,115 statewide, top 59%, 224 students, 91% FRL); Pipkin Middle (math 20% / reading 29%, grade F, #324 of 391 statewide, top 83%, 340 students, 82% FRL); Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL) — zoned schools average 75% FRL vs 46% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.2%/yr); 401 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $961 of loan paydown is wiped out by about $4k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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 1903 — 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 $117,933 (15.2% below list)

Questions for the listing agent

1. Built in 1903 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.70%
• DSCR: 1.08
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $137,788
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1520 W Lynn St	0.41mi	3/1.0	1,006 (-3%)	1mo	$130,000	$129	75
832 West Calhoun St	0.37mi	3/2.0	1,100 (+6%)	1mo	$99,900	$91	68
1516 W Lee St	0.64mi	3/1.0	1,020 (-2%)	1mo	$149,900	$147	67
531 W Webster St	0.60mi	3/2.0	1,020 (-2%)	2mo	$169,000	$166	64
636 W Scott St	0.60mi	2/1.0 (-1)	1,077 (+4%)	2mo	$139,900	$130	59
902 W Central St	0.67mi	2/1.0 (-1)	1,008 (-3%)	2mo	$144,900	$144	58
920 N Broadway Ave	0.59mi	3/1.0	1,124 (+8%)	2mo	$149,777	$133	57
1863 N Grant Ave	0.48mi	2/1.0 (-1)	1,140 (+10%)	2mo	$149,900	$131	54
918 N Nettleton Ave	0.64mi	2/1.0 (-1)	971 (-6%)	1mo	$105,000	$108	54
521 W Locust St	0.47mi	2/1.0 (-1)	905 (-13%)	3mo	$105,000	$116	49
1735 W Webster St	0.67mi	3/2.0	1,176 (+14%)	2mo	$185,000	$157	41
1431 W Nichols St	0.60mi	2/3.0 (-1)	1,163 (+12%)	1mo	$205,000	$176	38

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 · 4.24% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-17,558
• Equity at exit: $20,725

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-4,638
• Equity at exit: $12,018

Cash invested: $38,920 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,179 high
• Mortgage (P&I): −$729
• Tax from tax record: −$90 /mo · $1,077/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $55

Break-even live

Break-even rent $1,110

Max offer price $139,000

Occupancy floor 90%

Sensitivity live

Price	-10% $134	-5% $94	+0% $55	+5% $16	+10% $-24
Rent	-10% $-38	-5% $9	+0% $55	+5% $102	+10% $148
Rate	-1.0pp $125	-0.5pp $90	base $55	+0.5pp $19	+1.0pp $-18

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
603 W Division St Springfield, MO	2.0	1.0	816	$995	$1.22	15d	1	0.39mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	25d	1	0.45mi
616 W Webster St Springfield, MO	2.0	1.5	1178	$1,050	$0.89	15d	1	0.58mi
2120 N Johnston Ave Springfield, MO	2.0	1.0	880	$925	$1.05	45d	1	0.62mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	23d	1	0.67mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	25d	1	0.73mi
815 N Grant Ave Unit A Springfield, MO	2.0	1.0	801	$625	$0.78	45d	1	0.75mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	45d	1	0.75mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	45d	1	0.84mi
2126 N Lexington Ave Springfield, MO	2.0	1.0	990	$895	$0.90	15d	1	0.85mi
2117 N Lexington Ave Springfield, MO	3.0	1.0	1040	$1,195	$1.15	45d	1	0.86mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	45d	1	0.97mi
1409 N Washington Ave Springfield, MO	2.0	1.0	839	$1,405	$1.67	15d	2	1.01mi
407 E Dale St Apt B Springfield, MO	2.0	1.0	720	$795	$1.10	15d	1	1.03mi
716 E Locust St Unit A Springfield, MO	2.0	1.0	915	$850	$0.93	25d	1	1.15mi
2034 N Washington Ave Springfield, MO	2.0	1.0	800	$875	$1.09	45d	1	1.16mi
1127 W Talmage St Springfield, MO	3.0	2.0	1160	$1,650	$1.42	45d	1	1.23mi
805 E Garfield St Springfield, MO	2.0	1.0	950	$950	$1.00	15d	1	1.28mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,383	$1.02	25d	5	1.29mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,383	$1.02	15d	4	1.29mi
520 W Olive St Springfield, MO	3.0	2.0	1445	$1,538	$1.06	15d	5	1.29mi
518 W College St Unit UBL 106 Springfield, MO	2.0	2.0	1200	$1,375	$1.15	45d	1	1.34mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	15d	1	1.35mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	15d	8	1.36mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,862	$1.29	25d	5	1.37mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,862	$1.29	23d	5	1.37mi
740 N West Ave Springfield, MO	3.0	1.0	900	$995	$1.11	25d	1	1.37mi
623 W Walnut St Springfield, MO	2.0	2.0	1180	$1,300	$1.10	45d	1	1.38mi
535 W Walnut St Springfield, MO	2.0	2.0	1096	$1,495	$1.36	45d	1	1.39mi
741 N West Ave Springfield, MO	2.0	1.0	912	$950	$1.04	45d	1	1.40mi
710 W Walnut St Springfield, MO	3.0	2.0	1350	$1,695	$1.26	45d	1	1.41mi
1200 W Walnut St Springfield, MO	2.0	2.0	1000	$995	$0.99	15d	3	1.41mi
865 S Douglas Ave Springfield, MO	2.0	2.0	850	$895	$1.05	15d	4	1.43mi
1306 N Frisco Ave Apt A Springfield, MO	2.0	1.5–2.0	970	$995	$1.03	15d	19	1.45mi
2224 N Clifton Ave Unit 2238-A Springfield, MO	2.0	1.0	756	$695	$0.92	15d	1	1.48mi
513 S Broadway Ave Springfield, MO	2.0	1.0	800	$855	$1.07	45d	1	1.49mi

Listing history 10 events

1. 2026-06-18
   days on market $139,000 Active 13 DOM
2. 2026-06-17
   days on market $139,000 Active 12 DOM
3. 2026-06-16
   days on market $139,000 Active 11 DOM
4. 2026-06-15
   days on market $139,000 Active 10 DOM
5. 2026-06-14
   days on market $139,000 Active 8 DOM
6. 2026-06-10
   days on market $139,000 Active 5 DOM
7. 2026-06-09
   days on market $139,000 Active 4 DOM
8. 2026-06-08
   days on market $139,000 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $139,000 Active 2 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: $1,077 · $90/mo
• Projected year-2 tax: $1,348 · $112/mo
• Expected delta: +$272/yr (+$23/mo · 25.2%)

ⓘ 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: $14,152
• − Mortgage interest: −$7,786
• − Property taxes: −$1,077
• − Insurance: −$695
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$4,044
• Taxable loss: −$1,714
• Est. tax savings @ 24.0%: +$411
• After-tax cash flow: $1,073/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): 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

+9166.7% since first listed

9 events — show timeline

• 2026-06-05 Listed $139,000 SOMO
• 2024-05-17 Rental Removed $1,250 APPFOLIO
• 2024-05-14 Price Changed $1,250 APPFOLIO
• 2024-04-10 Listed for Rent $1,500 APPFOLIO
• 2024-04-10 Rental Removed $1,500 APPFOLIO
• 2024-03-19 Listed for Rent $1,500 APPFOLIO
• 2023-05-23 Sold (Public Records) — Public Records
• 2007-03-19 Sold (Public Records) — Public Records
• 2005-02-04 Sold (Public Records) — Public Records

Property tax history

+12.2%/yr

Latest (2025): $1,077 · +285.9% YoY. Source: county tax records.