2730 W Chestnut St · Springfield, MO 65802

$60,000

2 bd · 1.0 ba · 777 sqft · SingleFamily public records · 16 Days on market

Built 1951 0.34 ac lot $77/sqft · 53% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investor special in an established Springfield neighborhood. Priced to reflect condition -- bring your contractor and your vision. Vacant and available for immediate access. Solid bones with strong rental demand in the surrounding area.

Key facts

• 0.34 acre lot
• Built 1951
• Listed 16 days

Property features AI

Finance

• Other: Directions: From Springfield, head west on W Chestnut Expressway. Turn left on N West Ave, then turn right on W Chestnut St. Property will be on the left.
• Financial info: Annual tax amount reported
• HOA & community: HOA details not specified

Exterior

• Parking: Parking details not specified
• Security: Security details not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One story
• Construction: Year built not specified; Construction details not specified; Roof details not specified; Foundation details not specified
• Exterior features: Lot in Fairfield Acres subdivision; 0.34-acre lot

Interior

• Kitchen: Kitchen details not specified
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas central heating; No cooling
• Interior features: One-level living
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($987 rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.5% 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: Bissett Elem. (math 22% / reading 27%, grade F, #879 of 1,115 statewide, top 81%, 215 students, 86% FRL); Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL) — zoned schools average 68% FRL vs 46% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 512 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 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 1951 — 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 $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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: 1.64% ✓
• Cap rate: 14.48%
• Cash-on-cash: 29.25%
• DSCR: 2.30
• GRM: 5.1

CMA / ARV

• ARV (median comp): $126,675
• List price: $60,000
• Delta: -52.63%
• 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
810 N West Ave	0.38mi	2/1.0	768 (-1%)	3mo	$119,000	$155	78
906 N Brown Ave	0.35mi	2/1.0	796 (+2%)	3mo	$140,000	$176	77
1106 N Clifton Ave	0.43mi	2/1.0	808 (+4%)	0mo	$135,000	$167	73
2831 W Elm St	0.59mi	2/1.0	770 (-1%)	4mo	$106,000	$138	68
1200 N Ethyl Ave	0.46mi	2/1.0	728 (-6%)	8mo	$69,900	$96	61
1122 N Brown Ave	0.49mi	2/1.0	704 (-9%)	6mo	$115,000	$163	56
2435 W Calhoun St	0.62mi	2/1.0	700 (-10%)	3mo	$140,000	$200	52
2322 W Olive St	0.57mi	2/1.0	868 (+12%)	3mo	$64,900	$75	51
1030 N Warren Ave	0.62mi	2/1.0	700 (-10%)	7mo	$95,000	$136	48
827 N Marion Ave	0.71mi	2/1.0	871 (+12%)	3mo	$115,000	$132	45
2716 W Elm St	0.60mi	2/1.0	884 (+14%)	9mo	$134,900	$153	42
659 N Lafontaine Ave	0.73mi	3/1.0 (+1)	876 (+13%)	1mo	$164,900	$188	39

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: 25.6%
• Equity multiple: 2.08×
• Total profit: $18,183
• Equity at exit: $8,946

10-year hold

• IRR: 34.3%
• Equity multiple: 4.40×
• Total profit: $57,198
• Equity at exit: $5,188

Cash invested: $16,800 (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: 5.1×

Monthly cashflow live

• Estimated rent: $987 high
• Mortgage (P&I): −$315
• Tax from tax record: −$30 /mo · $365/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $409

Break-even live

Break-even rent $468

Max offer price $60,000

Occupancy floor 54%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
922 N Glenn Ave Springfield, MO	2.0	1.0	780	$1,100	$1.41	43d	1	0.29mi
2712 W Nichols St Springfield, MO	2.0	1.0	619	$795	$1.28	43d	1	0.30mi
2711 W Olive St Springfield, MO	1.0	1.0	621	$750	$1.21	23d	1	0.34mi
741 N West Ave Springfield, MO	2.0	1.0	912	$950	$1.04	43d	1	0.35mi
740 N West Ave Springfield, MO	3.0	1.0	900	$995	$1.11	23d	1	0.38mi
2854 W Walnut St Springfield, MO	3.0	1.0	945	$995	$1.05	21d	1	0.53mi
522 N Park Ave Springfield, MO	1.0	1.0	608	$950	$1.56	43d	1	0.61mi
3028 W Walnut St Springfield, MO	2.0	1.0	975	$850	$0.87	21d	1	0.61mi
520 S Scenic Ave Unit 101-A Springfield, MO	1.0	1.0	550	$650	$1.18	43d	1	0.62mi
2541 W Lincoln St Springfield, MO	2.0	1.0	1034	$975	$0.94	43d	1	0.67mi
3016 W Hovey St Springfield, MO	3.0	2.0	1059	$1,350	$1.27	43d	1	0.73mi
547 S Hilton Ave Springfield, MO	3.0	1.0	1008	$1,175	$1.17	43d	1	0.91mi
1911 W Elm St Springfield, MO	2.0	1.0	580	$875	$1.51	43d	1	0.99mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	13d	1	0.99mi
3031 W Pacific St Springfield, MO	3.0	1.5	1008	$1,295	$1.28	21d	1	1.07mi
2204 W Madison St Springfield, MO	3.0	1.0	960	$1,095	$1.14	13d	1	1.14mi
916 N Kansas Expy Springfield, MO	1.0	1.0	573	$595	$1.04	43d	1	1.15mi
1020 S Clifton Ave Springfield, MO	2.0	2.0	1010	$950	$0.94	23d	1	1.26mi
1040 S Clifton Ave Springfield, MO	2.0	2.0	1010	$945	$0.94	13d	1	1.31mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	23d	1	1.35mi

Listing history 9 events

1. 2026-06-18
   status $60,000 Active 16 DOM
2. 2026-05-31
   status $60,000 Pending 16 DOM
3. 2026-05-30
   days on market $60,000 Active 16 DOM
4. 2026-05-14
   listed $60,000 Active 236-char remark
5. 2024-04-06
   historical
6. 2024-04-03
   listed
7. 2023-06-25
   historical
8. 2009-08-13
   soldstatus
9. 2006-08-14
   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: $365 · $30/mo
• Projected year-2 tax: $582 · $48/mo
• Expected delta: +$217/yr (+$18/mo · 59.4%)

ⓘ 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,841
• − Mortgage interest: −$3,361
• − Property taxes: −$365
• − Insurance: −$300
• − Repairs & maintenance: −$947
• − Management: −$947
• − Depreciation: −$1,745
• Taxable income: $4,175
• Est. tax owed @ 24.0%: −$1,002
• After-tax cash flow: $3,911/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

7 events — show timeline

• 2026-05-30 Pending — SOMO
• 2026-05-14 Listed $60,000 SOMO
• 2024-04-06 Rental Removed — APPFOLIO
• 2024-04-03 Listed for Rent — APPFOLIO
• 2023-06-25 Rental Removed — APPFOLIO
• 2009-08-13 Sold (Public Records) — Public Records
• 2006-08-14 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $365 · +16.0% YoY. Source: county tax records.