2658 W Margaret St · Springfield, MO 65803

$145,000

3 bd · 1.5 ba · 1,144 sqft · SingleFamily public records · 1 Days on market

Built 1970 0.26 ac lot Est $135k · 7% over

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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 +13.7/30.0
• ARV discount +4.2/15.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +3.2/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to a home brimming with renovation potential and smart updates already in place! Nestled in a charming Springfield NW neighborhood, this 3-bedroom, 2-bathroom house is an incredible opportunity for investors, first-time buyers, or anyone with a vision ready to make a property truly their own. Step inside to discover a beautifully remodeled kitchen featuring soft-close cabinets, stylish laminate countertops, a new stainless steel flat-top stove, and a newer dishwasher. The main bathroom has been tastefully updated, and a convenient second bath was thoughtfully added off the laundry room for everyday ease and functionality. Major mechanical systems have already been addressed, giving

Key facts

• Soft-close cabinets
• Newer dishwasher
• Remodeled kitchen

Tags

• REMODELED KITCHEN
• SOFT-CLOSE CABINETS
• LAMINATE COUNTERTOPS
• STAINLESS STEEL STOVE
• NEWER DISHWASHER
• UPDATED BATHROOM

Property features AI

Exterior

• Parking: Driveway; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Composition roof
• Exterior features: Covered patio/porch; Storm door(s); Fenced yard (wood and chain link, full); Shed(s)

Interior

• Kitchen: Electric cooktop; Dishwasher; Garbage disposal; Gas water heater
• Flooring: Carpet; Vinyl; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (forced air, natural gas); Central air; Attic fan
• Interior features: Laminate counters; Free‑standing fireplace
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $11 ($135/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 $114k (21.1% below list).
• Recommended offer: $114k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Williams Elem. (math 12% / reading 22%, grade F, #967 of 1,115 statewide, top 88%, 317 students, 85% FRL); Hillcrest High (math 9% / reading 35%, grade F, #462 of 521 statewide, top 90%, 1,017 students, 64% FRL) — zoned schools average 74% FRL vs 46% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 39% district-wide (-20 pts) — the specific schools serving this property underperform the Springfield R-XII average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.2%/yr); 394 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $1k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $114,368 (21.1% below list)

Questions for the listing agent

1. Built in 1970 — 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: 0.79% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.33%
• DSCR: 1.01
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $134,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2658 W Margaret St	0.00mi	3/2.0	1,144 (0%)	1mo	$145,000	$127	97
2744 W Chicago St	0.10mi	3/2.0	1,118 (-2%)	3mo	$149,900	$134	87
2806 W Chicago St	0.17mi	3/2.0	1,200 (+5%)	1mo	$125,000	$104	81
2032 N Park Ave	0.55mi	3/2.0	1,178 (+3%)	1mo	$100,000	$85	66
2258 N Roosevelt Ave	0.44mi	3/1.0	1,080 (-6%)	4mo	$137,500	$127	64
2130 N Elizabeth Ave	0.73mi	3/1.0	1,118 (-2%)	2mo	$110,000	$98	58
2126 N Grace Ave	0.37mi	3/1.0	1,020 (-11%)	7mo	$64,900	$64	56
2043 N Roosevelt North Ave	0.46mi	3/1.0	1,000 (-13%)	4mo	$109,000	$109	52
1936 N Golden Ave	0.66mi	3/2.0	1,056 (-8%)	3mo	$169,500	$161	52
2021 W Atlantic St	0.69mi	2/1.0 (-1)	1,188 (+4%)	4mo	$139,900	$118	51
2119 N Marion Ave	0.59mi	2/1.0 (-1)	1,018 (-11%)	3mo	$112,500	$111	45
2227 N Elizabeth Ave	0.69mi	3/2.0	1,014 (-11%)	6mo	$129,000	$127	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 · 4.24% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.47×
• Total profit: $-21,386
• Equity at exit: $21,620

10-year hold

• IRR: -4.2%
• Equity multiple: 0.71×
• Total profit: $-11,825
• Equity at exit: $12,537

Cash invested: $40,600 (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: 394
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,144 high
• Mortgage (P&I): −$760
• Tax from tax record: −$71 /mo · $857/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $11

Break-even live

Break-even rent $1,129

Max offer price $145,000

Occupancy floor 94%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2224 N Clifton Ave Unit 2238-A Springfield, MO	2.0	1.0	756	$695	$0.92	14d	1	0.13mi
3031 W Pacific St Springfield, MO	3.0	1.5	1008	$1,295	$1.28	21d	1	0.78mi
2117 N Lexington Ave Springfield, MO	3.0	1.0	1040	$1,195	$1.15	44d	1	0.83mi
2126 N Lexington Ave Springfield, MO	2.0	1.0	990	$895	$0.90	14d	1	0.85mi
2601 N Cresthaven Ave Springfield, MO	4.0	1.0–2.0	1007	$1,627	$1.61	14d	16	0.96mi
3016 W Hovey St Springfield, MO	3.0	2.0	1059	$1,350	$1.27	44d	1	1.09mi
2120 N Johnston Ave Springfield, MO	2.0	1.0	880	$925	$1.05	44d	1	1.34mi
1127 W Talmage St Springfield, MO	3.0	2.0	1160	$1,650	$1.42	44d	1	1.42mi
922 N Glenn Ave Springfield, MO	2.0	1.0	780	$1,100	$1.41	44d	1	1.43mi

Listing history 2 events

1. 2026-04-10
   status Pending
2. 2026-04-09
   listed $145,000 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: $857 · $71/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$549/yr (+$46/mo · 64.0%)

ⓘ 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 · 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: $13,724
• − Mortgage interest: −$8,122
• − Property taxes: −$857
• − Insurance: −$725
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − Depreciation: −$4,218
• Taxable loss: −$2,395
• Est. tax savings @ 24.0%: +$575
• After-tax cash flow: $710/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

2 events — show timeline

• 2026-04-10 Pending — SOMO
• 2026-04-09 Listed $145,000 SOMO

Property tax history

+2.3%/yr

Latest (2025): $857 · +7.1% YoY. Source: county tax records.