2730 W Chestnut St · Springfield, MO 65802

$60,000

2 bd · 1.0 ba · 777 sqft · SingleFamily public records · 51 Days on market

Built 1951 Fair condition 0.34 ac lot $77/sqft · 56% 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 +3.4/10.0
• Condition / age +2.2/5.0
• 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 50 days

What this means for you Summary

Snapshot

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

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: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 4.5% 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); Pipkin Middle (math 20% / reading 29%, grade F, #324 of 391 statewide, top 83%, 340 students, 82% FRL); Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL) — zoned schools average 73% FRL vs 46% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 629 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 94d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 51 days — a 3% lower offer ($58k) 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 $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.64% ✓
• Cap rate: 14.48%
• Cash-on-cash: 29.25%
• DSCR: 2.30
• GRM: 5.1

CMA / ARV

• ARV (median comp): $137,142
• List price: $60,000
• Delta: -56.25%
• 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%)	4mo	$119,000	$155	77
906 N Brown Ave	0.35mi	2/1.0	796 (+2%)	4mo	$140,000	$176	76
819 N Brown Ave	0.31mi	2/1.0	820 (+6%)	1mo	$145,000	$177	76
1106 N Clifton Ave	0.43mi	2/1.0	808 (+4%)	2mo	$135,000	$167	72
1007 N Park Ave	0.63mi	2/1.0	768 (-1%)	1mo	$129,900	$169	68
733 N Warren Ave	0.48mi	2/1.0	720 (-7%)	1mo	$115,000	$160	64
1340 N Brown Ave	0.66mi	2/1.0	704 (-9%)	0mo	$137,000	$195	54
2435 W Calhoun St	0.62mi	2/1.0	700 (-10%)	4mo	$140,000	$200	51
1311 N Forest Ave	0.66mi	2/1.0	696 (-10%)	1mo	$89,000	$128	51
2526 W Walnut St	0.59mi	2/1.0	876 (+13%)	1mo	$150,000	$171	50
827 N Marion Ave	0.71mi	2/1.0	871 (+12%)	4mo	$115,000	$132	43
659 N Lafontaine Ave	0.73mi	3/1.0 (+1)	876 (+13%)	3mo	$164,900	$188	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: 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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 26 active · 24 under contract
• Months of supply: 4.3 mo (23%/mo absorbed)
• Median asking: $107,000 ($134/sqft)
• Median days on market: 68 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +31.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 65802

• Home prices YoY: -31.9%
• Rents YoY: 4.8%
• Active inventory: 629
• 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%

Sensitivity live

Price	-10% $443	-5% $426	+0% $409	+5% $392	+10% $375
Rent	-10% $332	-5% $370	+0% $409	+5% $448	+10% $487
Rate	-1.0pp $440	-0.5pp $425	base $409	+0.5pp $394	+1.0pp $378

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
• Club membership (one-time): —
• 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	94d	1	0.29mi
2712 W Nichols St Springfield, MO	2.0	1.0	619	$795	$1.28	94d	1	0.30mi
2711 W Olive St Springfield, MO	1.0	1.0	621	$750	$1.21	73d	1	0.34mi
741 N West Ave Springfield, MO	2.0	1.0	912	$950	$1.04	94d	1	0.35mi
740 N West Ave Springfield, MO	3.0	1.0	900	$995	$1.11	73d	1	0.38mi
2854 W Walnut St Springfield, MO	3.0	1.0	945	$995	$1.05	71d	1	0.53mi
522 N Park Ave Springfield, MO	1.0	1.0	608	$950	$1.56	94d	1	0.61mi
3028 W Walnut St Springfield, MO	2.0	1.0	975	$850	$0.87	71d	1	0.61mi
520 S Scenic Ave Unit 101-A Springfield, MO	1.0	1.0	550	$650	$1.18	94d	1	0.62mi
2541 W Lincoln St Springfield, MO	2.0	1.0	1034	$975	$0.94	94d	1	0.67mi
3016 W Hovey St Springfield, MO	3.0	2.0	1059	$1,350	$1.27	94d	1	0.73mi
547 S Hilton Ave Springfield, MO	3.0	1.0	1008	$1,175	$1.17	94d	1	0.91mi
1911 W Elm St Springfield, MO	2.0	1.0	580	$875	$1.51	94d	1	0.99mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	63d	1	0.99mi
3031 W Pacific St Springfield, MO	3.0	1.5	1008	$1,295	$1.28	71d	1	1.07mi
2204 W Madison St Springfield, MO	3.0	1.0	960	$1,095	$1.14	63d	1	1.14mi
916 N Kansas Expy Springfield, MO	1.0	1.0	573	$595	$1.04	94d	1	1.15mi
1020 S Clifton Ave Springfield, MO	2.0	2.0	1010	$950	$0.94	73d	1	1.26mi
1040 S Clifton Ave Springfield, MO	2.0	2.0	1010	$945	$0.94	63d	1	1.31mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	73d	1	1.35mi

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 waterPublic sewer
• Home design: Single-family residenceResidential propertyOne story
• Construction: Year built not specifiedConstruction details not specifiedRoof details not specifiedFoundation details not specified
• Exterior features: Lot in Fairfield Acres subdivision0.34-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 heatingNo cooling
• Interior features: One-level living
• Laundry & utility: Laundry details not specified

Listing history 37 events

1. 2026-07-23
   days on market $60,000 Active 51 DOM
2. 2026-07-22
   days on market $60,000 Active 50 DOM
3. 2026-07-21
   days on market $60,000 Active 49 DOM
4. 2026-07-18
   days on market $60,000 Active 46 DOM
5. 2026-07-16
   days on market $60,000 Active 44 DOM
6. 2026-07-16
   days on market $60,000 Active 43 DOM
7. 2026-07-14
   days on market $60,000 Active 42 DOM
8. 2026-07-13
   days on market $60,000 Active 41 DOM
9. 2026-07-12
   days on market $60,000 Active 40 DOM
10. 2026-07-11
    days on market $60,000 Active 39 DOM
11. 2026-07-10
    days on market $60,000 Active 38 DOM
12. 2026-07-09
    days on market $60,000 Active 37 DOM
13. 2026-07-08
    days on market $60,000 Active 36 DOM
14. 2026-07-07
    days on market $60,000 Active 35 DOM
15. 2026-07-06
    days on market $60,000 Active 34 DOM
16. 2026-07-05
    days on market $60,000 Active 33 DOM
17. 2026-07-04
    days on market $60,000 Active 32 DOM
18. 2026-07-03
    days on market $60,000 Active 31 DOM
19. 2026-07-02
    days on market $60,000 Active 30 DOM
20. 2026-07-01
    days on market $60,000 Active 29 DOM
21. 2026-06-30
    days on market $60,000 Active 28 DOM
22. 2026-06-29
    days on market $60,000 Active 27 DOM
23. 2026-06-28
    days on market $60,000 Active 26 DOM
24. 2026-06-28
    days on market $60,000 Active 25 DOM
25. 2026-06-27
    days on market $60,000 Active 24 DOM
26. 2026-06-25
    days on market $60,000 Active 22 DOM
27. 2026-06-23
    days on market $60,000 Active 20 DOM
28. 2026-06-22
    days on market $60,000 Active 19 DOM
29. 2026-06-18
    status $60,000 Active 16 DOM
30. 2026-05-31
    status $60,000 Pending 16 DOM
31. 2026-05-30
    days on market $60,000 Active 16 DOM
32. 2026-05-14
    listed $60,000 Active 236-char remark
33. 2024-04-06
    historical
34. 2024-04-03
    listed
35. 2023-06-25
    historical
36. 2009-08-13
    soldstatus
37. 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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $19,425–$34,965 screening

This property requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen and bathroom, exterior siding, and landscaping. With these updates, the property can be brought up to a good condition and ready for resale or rental.

Components & finishes AI

Roof asphalt shingle · good Flooring hardwood Counters laminate Appliances white HVAC central · new lt5

Repairs flagged

• Major kitchen countertops — worn and need replacement
• Major bathroom tiles — worn and need replacement
• Major landscaping — overgrown and needs trimming
• Major exterior siding — worn and needs repainting

Value-add opportunities

• Both new kitchen countertops — improves aesthetics and functionality ↑
• Both new bathroom tiles — enhances aesthetics and functionality ↑
• Both landscaping trim — enhances curb appeal and property value ↑
• Both paint interior walls — enhances aesthetics and functionality ↑
• Both HVAC service — ensures comfort and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Bissett Elem. F MO #879/1,115 Nat'l #30,133/41,679 Middle Pipkin Middle F MO #324/391 Nat'l #10,474/14,009 High Central High D+ MO #92/521 Nat'l #5,016/17,239

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

B Composite livability gradescore 75/100

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 · 319,054 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: 12% of renters

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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%

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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%

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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

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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

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 waterPublic sewer
• Home design: Single-family residenceResidential propertyOne story
• Construction: Year built not specifiedConstruction details not specifiedRoof details not specifiedFoundation details not specified
• Exterior features: Lot in Fairfield Acres subdivision0.34-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 heatingNo cooling
• Interior features: One-level living
• Laundry & utility: Laundry details not specified

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.