818 E Woodland St · Springfield, MO 65807

$199,900

3 bd · 2.0 ba · 1,480 sqft · SingleFamily public records · 4 Days on market

Built 1972 9,583 sqft lot Est $226k · 12% under ↓ 5% since listing

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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).

• ARV discount +12.8/15.0
• Cash flow +12.5/30.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• Rent growth +3.2/5.0
• Schools +3.2/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Super cute one story home in central Springfield offering 3 bedrooms, 2 bathrooms, and two living areas on a 0.22 acre lot. Inside you will find a spacious living room and a kitchen featuring tile backsplash, attached dining area, and all appliances included. Just off the dining space is a second family room with a cozy brick fireplace and access to the backyard, creating a great flow for everyday living and entertaining. The primary bedroom includes an en-suite bathroom, while two additional bedrooms share a full hall bath. Outside, enjoy a spacious patio and two storage sheds for extra storage and workspace. Conveniently located close to Battlefield, National, and Campbell with easy acces

Key facts

• One story home
• Cozy brick fireplace
• Two storage sheds

Tags

• ONE STORY HOME
• TILE BACKSPLASH
• COZY BRICK FIREPLACE
• SPACIOUS PATIO
• TWO STORAGE SHEDS

Property features AI

Exterior

• Parking: 2-car garage; Driveway; Garage faces front
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Wood siding; Composition roof; Built with a standard foundation
• Exterior features: Rain gutters; Patio with awning(s); Storm door(s); Chain link full fencing; Shed(s); Few trees, level lot; Public-maintained city street access; Asphalt and concrete road surfaces

Interior

• Kitchen: Electric oven; Free-standing electric oven; Gas water heater; Dishwasher; Microwave; Refrigerator; Garbage disposal
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (forced air, natural gas); Central air conditioning; Ceiling fan(s); Fireplace for supplemental heat
• Interior features: Pantry; High-speed internet available; Laminate countertops; Insulated double-pane windows with blinds and window coverings; Masonry wood-burning fireplace in the living room; Smoke detector(s)
• Laundry & utility: Laundry on main level

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 $-28 ($-332/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (23.6% below list).
• Recommended offer: $153k (23.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Cowden Elem. (math 32% / reading 42%, grade F, #611 of 1,115 statewide, top 59%, 274 students, 62% FRL); Pershing Middle (math 40% / reading 51%, grade D+, #105 of 391 statewide, top 27%, 704 students, 41% FRL); Parkview High (math 11% / reading 40%, grade F, #433 of 521 statewide, top 83%, 1,234 students, 62% FRL).
• Market conditions: Rents rising (+2.6%/yr); 249 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,302 units permitted in Greene County in 2024 (250 in 5+ unit buildings).
• This rent runs 34% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $152,753 (23.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1972 — 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. 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?
6. 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.
7. 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.
8. 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: 0.76% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.59%
• DSCR: 0.97
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $226,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1043 E Edgewood St	0.28mi	3/2.0	1,425 (-4%)	0mo	$239,900	$168	81
1148 E Woodland St	0.35mi	3/2.0	1,462 (-1%)	2mo	$199,900	$137	80
602 E Edgewood St	0.20mi	4/1.5 (+1)	1,567 (+6%)	2mo	$215,000	$137	72
1261 E Gretna St	0.55mi	3/2.0	1,460 (-1%)	0mo	$229,000	$157	72
2535 S Prospect Ave	0.63mi	3/2.0	1,404 (-5%)	1mo	$250,000	$178	61
2323 S Hampton Ave	0.67mi	3/1.5	1,524 (+3%)	2mo	$229,900	$151	60
3311 S Benton Ave	0.66mi	3/2.0	1,536 (+4%)	3mo	$262,000	$171	60
2216 S Clay Ave	0.75mi	3/2.0	1,534 (+4%)	1mo	$235,000	$153	58
215 E Crestview St	0.67mi	3/1.5	1,561 (+6%)	0mo	$205,000	$131	57
2524 S Kickapoo Ave	0.71mi	2/1.5 (-1)	1,464 (-1%)	2mo	$219,900	$150	56
2251 S Kimbrough Ave	0.71mi	3/2.0	1,278 (-14%)	1mo	$234,900	$184	43
3311 S Jefferson Ave	0.72mi	3/2.0	1,679 (+13%)	2mo	$245,000	$146	42

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 · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.38×
• Total profit: $-34,832
• Equity at exit: $29,806

10-year hold

• IRR: -10.6%
• Equity multiple: 0.37×
• Total profit: $-35,363
• Equity at exit: $17,284

Cash invested: $55,972 (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 65807

• Rents YoY: 2.6%
• Active inventory: 249
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,528 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $-28

Break-even live

Break-even rent $1,563

Max offer price $195,019

Occupancy floor 97%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
640 E Sunset St Springfield, MO	2.0	2.0	976	$1,695	$1.74	43d	1	0.25mi
813 E Morningside St Springfield, MO	3.0	1.0	1216	$1,395	$1.15	23d	1	0.25mi
2917 S Roanoke Ave Springfield, MO	3.0	2.0	1262	$1,700	$1.35	23d	1	0.27mi
2935 S Roanoke Ave Springfield, MO	3.0	2.0	1429	$1,150	$0.80	13d	1	0.29mi
2715 S Kimbrough Ave Springfield, MO	2.0	2.0	1640	$2,660	$1.62	13d	8	0.31mi
932 E Sunset St Springfield, MO	2.0–3.0	2.0	1088	$1,895	$1.74	13d	3	0.32mi
2521 S Holland Ave Springfield, MO	1.0–2.0	1.0–2.0	1034	$1,695	$1.64	43d	1	0.40mi
820 E Montclair St Springfield, MO	1.0–2.0	1.0–2.0	870	$1,100	$1.26	43d	1	0.42mi
1235 E Guinevere St Unit K Springfield, MO	2.0	1.5	1000	$1,050	$1.05	43d	1	0.50mi
2561 South Pl Unit B Springfield, MO	2.0	1.0	884	$850	$0.96	23d	1	0.54mi
265 E Erie St Unit 265 C Springfield, MO	2.0	2.5	1100	$995	$0.90	23d	1	0.59mi
245 E Erie St Unit 245 C Springfield, MO	2.0	2.5	1100	$995	$0.90	23d	1	0.63mi
256 E Erie St Unit 256 D Springfield, MO	2.0	2.5	1000	$995	$0.99	13d	1	0.65mi
3302 S Jefferson Ave Springfield, MO	3.0	2.0	1522	$1,595	$1.05	23d	1	0.66mi
2535 S Prospect Ave Springfield, MO	3.0	2.0	1404	$1,595	$1.14	13d	1	0.67mi
634 E Walnut Lawn St Springfield, MO	1.0–2.0	1.0–2.0	841	$1,495	$1.78	13d	7	0.73mi
2308 S Hampton Ave Springfield, MO	3.0	1.5	1440	$1,650	$1.15	43d	1	0.74mi
611 W Sunset St Springfield, MO	2.0–3.0	2.0	1104	$1,954	$1.77	13d	5	0.82mi
428 W Broadmoor St Springfield, MO	4.0	2.0	1804	$1,850	$1.03	13d	1	0.84mi
1259 E Berkeley St Springfield, MO	3.0	2.0	1382	$1,699	$1.23	43d	1	0.88mi
625 W Edgewood St Springfield, MO	2.0	1.5	1100	$1,050	$0.95	43d	1	0.88mi
312 E Redwood St Springfield, MO	2.0	2.0	1117	$1,400	$1.25	23d	1	0.90mi
3025 S Sagamont Ave Springfield, MO	2.0	1.0–2.0	832	$1,345	$1.62	13d	9	0.91mi
1277 E Wayland St Springfield, MO	3.0	1.0	992	$1,299	$1.31	23d	1	0.93mi
923 W Battlefield Rd Springfield, MO	1.0–2.0	1.0–2.0	910	$1,050	$1.15	44d	4	1.09mi
1918 S Kings Ave Springfield, MO	3.0	2.0	1520	$2,200	$1.45	43d	1	1.17mi
930 E Primrose St Unit A2 Springfield, MO	2.0	2.0	1244	$1,200	$0.96	23d	1	1.17mi
3329 S Fairway Ave Unit 3338 S Delaware Springfield, MO	2.0	1.5	1000	$850	$0.85	43d	1	1.27mi
1477 E Lindberg St Springfield, MO	3.0	1.0	1300	$1,445	$1.11	13d	1	1.29mi
2720 S Stewart Ave Springfield, MO	2.0	1.5	1600	$1,200	$0.75	23d	1	1.35mi
523 W Swan St Unit 1 Springfield, MO	2.0	1.5	992	$1,025	$1.03	23d	1	1.35mi
1711 E Walnut Lawn St Springfield, MO	3.0	2.0	1600	$1,495	$0.93	43d	1	1.37mi
2051 S Kentwood Ave Unit 1 Springfield, MO	2.0	1.0	1000	$1,250	$1.25	13d	1	1.44mi
2828 S Nettleton Ave Springfield, MO	1.0–3.0	1.0–2.0	962	$1,595	$1.66	13d	5	1.47mi

Listing history 4 events

1. 2026-05-23
   status Active
2. 2026-05-23
   price $199,900
3. 2026-05-15
   status Pending
4. 2026-05-14
   listed $210,000 Active

ⓘ 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: $1,233 · $103/mo
• Projected year-2 tax: $1,939 · $162/mo
• Expected delta: +$706/yr (+$59/mo · 57.2%)

ⓘ 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 ≥105°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: $18,330
• − Mortgage interest: −$11,198
• − Property taxes: −$1,233
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − Depreciation: −$5,815
• Taxable loss: −$3,848
• Est. tax savings @ 24.0%: +$924
• After-tax cash flow: $592/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): 56,659
• Household income: $53,870
• Rent vs Own: 55.5% rent · 44.5% own
• Severe rent burden: 3420.0

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 7% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 1% Arabic 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: ▼ -205.97%
• Current HPI: 210.4358
• Rent YoY: ▲ 2.60%
• 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

-4.8% since first listed

4 events — show timeline

• 2026-05-23 Relisted — SOMO
• 2026-05-23 Price Changed $199,900 SOMO
• 2026-05-15 Pending — SOMO
• 2026-05-14 Listed $210,000 SOMO

Property tax history

+1.8%/yr

Latest (2025): $1,233 · -0.0% YoY. Source: county tax records.