2133 W Calhoun St · Springfield, MO 65802

$115,000

3 bd · 1.0 ba · 1,411 sqft · SingleFamily public records · 25 Days on market

Built 1957 6,534 sqft lot $82/sqft · 27% below area Est $157k · 27% under

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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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.8/10.0
• 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

As-is sale -- priced for investors. Currently tenant occupied at $1,000/month. Solid rental property in an established Springfield neighborhood.

Key facts

• 6,534 sq ft lot
• Built 1957
• Listed 25 days

Property features AI

Finance

• Other: Listing broker: Murney Associates - Primrose; Listing agent: Langston Group
• Financial info: Annual tax information available (details withheld)
• HOA & community: Not specified

Exterior

• Parking: Not specified
• Security: Not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One story
• Construction: Built area: 1,411 above-grade finished area
• Exterior features: 0.15-acre lot

Interior

• Kitchen: Not specified
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: One-level layout
• Laundry & utility: Not specified

🏷️ Possibly a rental listed for sale. The $115,000 price doesn't fit this home's estimated sale value (~$157,330) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $181 ($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 $112k (2.3% below list).
• Recommended offer: $112k (2.3% 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; 20 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 $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.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($113k) 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 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $112,317 (2.3% below list)

Questions for the listing agent

1. Built in 1957 — 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: 0.98% ✗
• Cap rate: 8.18%
• Cash-on-cash: 6.73%
• DSCR: 1.30
• GRM: 8.5

CMA / ARV

• ARV (median comp): $157,330
• List price: $115,000
• Delta: -26.91%
• 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
2336 W Nichols St	0.31mi	3/2.0	1,391 (-1%)	3mo	$147,900	$106	77
2124 W Calhoun St	0.03mi	3/2.0	1,224 (-13%)	8mo	$150,000	$123	66
1027 Warren Ave	0.21mi	3/2.0	1,209 (-14%)	2mo	$180,000	$149	61
2222 W Nichols St	0.27mi	3/2.0	1,257 (-11%)	8mo	$199,000	$158	59
1024 N Brown Ave	0.36mi	2/1.0 (-1)	1,258 (-11%)	2mo	$100,000	$79	58
1531 W Hamilton St	0.51mi	3/2.0	1,305 (-8%)	3mo	$115,000	$88	57
2157 W Phelps St	0.65mi	3/1.0	1,514 (+7%)	1mo	$164,900	$109	57
1535 W Calhoun St	0.51mi	3/1.0	1,262 (-11%)	3mo	$139,000	$110	56
903 N Lexington Ave	0.45mi	4/2.0 (+1)	1,306 (-7%)	2mo	$174,999	$134	56
521 N Warren Ave	0.63mi	2/1.0 (-1)	1,260 (-11%)	2mo	$119,500	$95	46
735 N Brown Ave	0.55mi	3/2.0	1,209 (-14%)	1mo	$115,000	$95	46
833 N Homewood Ave	0.74mi	3/2.0	1,225 (-13%)	9mo	$225,000	$184	32

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: -4.1%
• Equity multiple: 0.84×
• Total profit: $-5,070
• Equity at exit: $17,147

10-year hold

• IRR: 7.3%
• Equity multiple: 1.60×
• Total profit: $19,170
• 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: 8.5×

Monthly cashflow live

• Estimated rent: $1,123 high
• Mortgage (P&I): −$603
• Tax from tax record: −$56 /mo · $668/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $181

Break-even live

Break-even rent $894

Max offer price $115,000

Occupancy floor 79%

Sensitivity live

Price	-10% $246	-5% $213	+0% $181	+5% $148	+10% $116
Rent	-10% $92	-5% $136	+0% $181	+5% $225	+10% $269
Rate	-1.0pp $239	-0.5pp $210	base $181	+0.5pp $151	+1.0pp $121

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 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
740 N West Ave Springfield, MO	3.0	1.0	900	$995	$1.11	24d	1	0.49mi
741 N West Ave Springfield, MO	2.0	1.0	912	$950	$1.04	44d	1	0.51mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	24d	1	0.65mi
3016 W Hovey St Springfield, MO	3.0	2.0	1059	$1,350	$1.27	44d	1	0.91mi
2117 N Lexington Ave Springfield, MO	3.0	1.0	1040	$1,195	$1.15	44d	1	0.99mi
2126 N Lexington Ave Springfield, MO	2.0	1.0	990	$895	$0.90	14d	1	1.02mi
3031 W Pacific St Springfield, MO	3.0	1.5	1008	$1,295	$1.28	22d	1	1.03mi
2602 W College St Springfield, MO	2.0	1.0	1350	$995	$0.74	14d	1	1.07mi
2412 W Lincoln St Springfield, MO	3.0	1.0	1260	$1,295	$1.03	24d	1	1.23mi
2541 W Lincoln St Springfield, MO	2.0	1.0	1034	$975	$0.94	44d	1	1.23mi
2120 N Johnston Ave Springfield, MO	2.0	1.0	880	$925	$1.05	44d	1	1.26mi
2854 W Walnut St Springfield, MO	3.0	1.0	945	$995	$1.05	22d	1	1.31mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	24d	1	1.32mi
616 W Webster St Springfield, MO	2.0	1.5	1178	$1,050	$0.89	14d	1	1.34mi
1200 W Walnut St Springfield, MO	2.0	2.0	1000	$995	$0.99	14d	3	1.37mi
2222 N Hillcrest Ave Springfield, MO	3.0	2.0	1800	$1,395	$0.78	44d	1	1.37mi
3028 W Walnut St Springfield, MO	2.0	1.0	975	$850	$0.87	22d	1	1.43mi
3002 W Elm St Springfield, MO	3.0	2.0	1128	$1,295	$1.15	22d	1	1.45mi
539 S Fort Ave Springfield, MO	2.0	1.0	1500	$1,025	$0.68	14d	1	1.46mi
250 N Hilton Ave Springfield, MO	2.0	2.0	1153	$628	$0.54	14d	1	1.47mi

Listing history 18 events

1. 2026-06-18
   days on market $115,000 Active 25 DOM
2. 2026-06-17
   days on market $115,000 Active 24 DOM
3. 2026-06-16
   days on market $115,000 Active 23 DOM
4. 2026-06-15
   days on market $115,000 Active 22 DOM
5. 2026-06-14
   days on market $115,000 Active 20 DOM
6. 2026-06-10
   days on market $115,000 Active 17 DOM
7. 2026-06-09
   days on market $115,000 Active 16 DOM
8. 2026-06-08
   days on market $115,000 Active 15 DOM
9. 2026-06-07
   days on market $115,000 Active 14 DOM
10. 2026-06-03
    days on market $115,000 Active 10 DOM
11. 2026-06-02
    days on market $115,000 Active 9 DOM
12. 2026-06-01
    days on market $115,000 Active 8 DOM
13. 2026-05-31
    statusdays on market $115,000 Active 7 DOM
14. 2026-05-14
    listed $115,000 Active 144-char remark
15. 2019-03-15
    soldstatus $355,524
16. 2016-11-30
    listed $786,000
17. 2016-02-15
    listed $94,243
18. 2007-08-08
    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: $668 · $56/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$448/yr (+$37/mo · 67.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°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: $13,478
• − Mortgage interest: −$6,442
• − Property taxes: −$668
• − Insurance: −$575
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$3,345
• Taxable income: $292
• Est. tax owed @ 24.0%: −$70
• After-tax cash flow: $2,098/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

+22.0% since first listed

7 events — show timeline

• 2026-05-30 Relisted — SOMO
• 2026-05-20 Pending — SOMO
• 2026-05-14 Listed $115,000 SOMO
• 2019-03-15 Sold (Public Records) $355,524 Public Records
• 2016-11-30 Listed $786,000 SOMO
• 2016-02-15 Listed $94,243 SOMO
• 2007-08-08 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $668 · +13.5% YoY. Source: county tax records.