712 N Prospect Ave · Springfield, MO 65802

$89,900

2 bd · 1.0 ba · 910 sqft · SingleFamily public records · 62 Days on market

Built 1854 9,583 sqft lot $99/sqft · 34% below area Est $137k · 34% under

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Why this score? — see what drove the B 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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• 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

Adorable 2-bedroom 1 bath home with a covered front porch, New carpeted living-room and bedrooms, gas stove, dining area, fresh paint and conveniently located within walking distance of OTC campus.

Key facts

• Covered front porch
• Dining area
• Gas stove

Tags

• COVERED FRONT PORCH
• GAS STOVE
• DINING AREA
• WALKING DISTANCE OF OTC CAMPUS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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.
• Market conditions: Rents rising fast (+4.8%/yr); 513 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $622 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1854 — 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 $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1854 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.19% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.43%
• DSCR: 1.64
• GRM: 7.0

CMA / ARV

• ARV (median comp): $136,691
• List price: $89,900
• Delta: -34.23%
• 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
1129 N Rogers Ave	0.38mi	1/1.0 (-1)	930 (+2%)	1mo	$94,900	$102	73
1621 E Chestnut St	0.46mi	2/1.0	936 (+3%)	6mo	$140,000	$150	69
1133 N Prospect Ave	0.38mi	2/1.0	972 (+7%)	4mo	$140,000	$144	68
1613 E Chestnut St	0.44mi	2/1.0	980 (+8%)	9mo	$119,000	$121	59
1622 E Mcdaniel St	0.67mi	2/1.0	944 (+4%)	13mo	$104,900	$111	52
1221 N Prospect Ave	0.44mi	3/1.0 (+1)	988 (+9%)	13mo	$133,000	$135	50
1201 N Fremont Ave	0.42mi	3/1.0 (+1)	1,016 (+12%)	8mo	$120,000	$118	50
1341 N Fremont Ave	0.59mi	3/2.0 (+1)	984 (+8%)	1mo	$121,800	$124	49
1627 E Central St	0.49mi	3/1.0 (+1)	1,023 (+12%)	6mo	$139,900	$137	47
1414 N Sherman Ave	0.72mi	2/1.0	806 (-11%)	6mo	$85,000	$105	42
1342 N Clay Ave	0.72mi	2/1.0	1,032 (+13%)	8mo	$225,000	$218	38
1222 N Sherman Ave	0.58mi	3/1.0 (+1)	1,024 (+12%)	12mo	$129,000	$126	37

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: 6.7%
• Equity multiple: 1.27×
• Total profit: $6,673
• Equity at exit: $13,404

10-year hold

• IRR: 17.4%
• Equity multiple: 2.55×
• Total profit: $38,992
• Equity at exit: $7,773

Cash invested: $25,172 (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: 513
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,069 high
• Mortgage (P&I): −$471
• Tax from tax record: −$33 /mo · $395/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $303

Break-even live

Break-even rent $686

Max offer price $89,900

Occupancy floor 67%

Sensitivity live

Price	-10% $354	-5% $328	+0% $303	+5% $277	+10% $252
Rent	-10% $218	-5% $260	+0% $303	+5% $345	+10% $387
Rate	-1.0pp $348	-0.5pp $326	base $303	+0.5pp $279	+1.0pp $256

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1306 N Frisco Ave Apt A Springfield, MO	2.0	1.5–2.0	970	$995	$1.03	14d	19	0.57mi
1138 E Walnut St Unit 3 Springfield, MO	2.0	1.0	600	$940	$1.57	45d	1	0.63mi
1333 E Elm St Springfield, MO	1.0–2.0	1.0	830	$980	$1.18	45d	1	0.67mi
1147 E Elm St Unit 3 Springfield, MO	2.0	1.0	780	$975	$1.25	14d	1	0.67mi
1435 E Elm St Springfield, MO	2.0	1.0	702	$995	$1.42	24d	1	0.70mi
926 E Walnut St Unit 11 Springfield, MO	2.0	2.0	990	$1,075	$1.09	45d	1	0.71mi
945 E Elm St Unit 07 Springfield, MO	1.0	1.0	759	$875	$1.15	45d	1	0.74mi
937 E Elm St Unit 07 Springfield, MO	2.0	1.0	893	$1,025	$1.15	45d	1	0.75mi
1210 E Cherry St Springfield, MO	2.0	2.0	750	$800	$1.07	45d	1	0.81mi
614 S Fremont Ave Springfield, MO	1.0	1.0	777	$995	$1.28	45d	1	0.83mi
1112 E Locust St Springfield, MO	2.0	1.0	840	$945	$1.12	24d	1	0.85mi
1529 N Weller Ave Springfield, MO	2.0	1.0	870	$995	$1.14	24d	1	0.85mi
1409 N Washington Ave Springfield, MO	2.0	1.0	839	$1,405	$1.67	14d	2	0.91mi
1636 N National Ave Springfield, MO	3.0	1.5	1000	$995	$0.99	45d	1	0.93mi
716 E Locust St Unit A Springfield, MO	2.0	1.0	915	$850	$0.93	24d	1	0.98mi
309 S Jefferson Ave Unit 211 Springfield, MO	2.0	2.0	762	$767	$1.01	45d	1	1.02mi
511 E Cherry St Unit 2 Springfield, MO	1.0	1.0	700	$850	$1.21	45d	1	1.06mi
1501 E Blaine St Springfield, MO	2.0	1.0	958	$695	$0.73	24d	1	1.06mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	14d	8	1.12mi
627 Bear Blvd Springfield, MO	2.0	2.0	943	$1,400	$1.48	45d	2	1.12mi
726 S Kentwood Ave Springfield, MO	2.0	1.0	1116	$1,295	$1.16	14d	1	1.13mi
209 W McDaniel St Unit 209-207 Springfield, MO	1.0	1.0	700	$950	$1.36	45d	1	1.13mi
533 Bear Blvd Unit 111 Springfield, MO	1.0	1.0	1100	$649	$0.59	45d	1	1.18mi
1710 E Commercial St Unit B Springfield, MO	2.0	1.0	950	$775	$0.82	45d	1	1.21mi
1834 E Monroe St Springfield, MO	2.0	1.0	792	$895	$1.13	45d	1	1.21mi
2013 E Cherry St Springfield, MO	1.0	1.0	740	$1,200	$1.62	24d	1	1.21mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	45d	1	1.23mi
1228 E Belmont St Springfield, MO	1.0–2.0	1.0	802	$930	$1.16	45d	1	1.23mi
305 S Campbell Ave Unit 208 Springfield, MO	1.0	1.0	649	$975	$1.50	14d	1	1.23mi
1623 N Jefferson Ave Unit B Springfield, MO	1.0	1.0	750	$950	$1.27	45d	1	1.24mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	14d	4	1.25mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	24d	5	1.25mi
430 W Pershing St Springfield, MO	2.0	2.0	765	$1,195	$1.56	14d	1	1.27mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	24d	5	1.28mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	22d	5	1.28mi
2154 E Cairo St Springfield, MO	3.0	2.0	1100	$1,395	$1.27	45d	1	1.29mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	24d	1	1.34mi
535 W Walnut St Springfield, MO	2.0	2.0	1096	$1,495	$1.36	45d	1	1.35mi
301 W State St Unit D Springfield, MO	1.0	1.0	570	$875	$1.54	24d	1	1.37mi
2054 N Rogers Ave Springfield, MO	2.0	1.0	888	$925	$1.04	14d	1	1.37mi

Listing history 11 events

1. 2026-06-07
   statusdays on market $89,900 Pending 62 DOM
2. 2026-06-03
   days on market $89,900 Active 61 DOM
3. 2026-06-02
   days on market $89,900 Active 60 DOM
4. 2026-06-01
   days on market $89,900 Active 59 DOM
5. 2026-05-31
   days on market $89,900 Active 58 DOM
6. 2026-05-30
   days on market $89,900 Active 57 DOM
7. 2026-04-01
   listed $95,000 Active 197-char remark

   Show marketing remark (197 chars)

   Adorable 2-bedroom 1 bath home with a covered front porch, New carpeted living-room and bedrooms, gas stove, dining area, fresh paint and conveniently located within walking distance of OTC campus.

8. 2022-11-18
   historical
9. 2018-08-08
   soldstatus
10. 2018-08-07
    soldstatus 159-char remark

    Show marketing remark (159 chars)

    2 bedroom 1 bath home located off of Chestnut and National is just a very short walk from OTC. New carpet, fresh paint, covered front porch and large backyard.

11. 2018-03-19
    listed $47,900 159-char remark

    Show marketing remark (159 chars)

    2 bedroom 1 bath home located off of Chestnut and National is just a very short walk from OTC. New carpet, fresh paint, covered front porch and large backyard.

ⓘ 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: $395 · $33/mo
• Projected year-2 tax: $872 · $73/mo
• Expected delta: +$477/yr (+$40/mo · 120.7%)

ⓘ 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 · 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: $12,828
• − Mortgage interest: −$5,036
• − Property taxes: −$395
• − Insurance: −$450
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$2,615
• Taxable income: $2,280
• Est. tax owed @ 24.0%: −$547
• After-tax cash flow: $3,085/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

+98.3% since first listed

5 events — show timeline

• 2026-04-01 Listed $95,000 SOMO
• 2022-11-18 Rental Removed — RENT.
• 2018-08-08 Sold (Public Records) — Public Records
• 2018-08-07 Sold (MLS) — SOMO
• 2018-03-19 Listed $47,900 SOMO

Property tax history

+2.4%/yr

Latest (2025): $395 · +16.3% YoY. Source: county tax records.