812 N Grant Ave · Springfield, MO 65802

$150,000

2 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 85 Days on market

Built 1898 9,583 sqft lot $131/sqft · 24% above area Est $164k · 8% under

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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 +11.4/30.0
• ARV discount +11.2/15.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• DSCR +3.3/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice Little Fixer that is almost Complete. For investors this is located on a High density multi-Family Zoned Lot. Additional Property next Door can be purchased as a package Zoned HC. For those of you who are looking for just a nice little home it offers high ceilings wood floors large wrap around porch new kitchens and baths 90% Complete.

Key facts

• New kitchens
• New baths
• Wood floors

Tags

• ZONED HC
• HIGH CEILINGS
• WOOD FLOORS
• LARGE WRAP AROUND PORCH
• NEW KITCHENS
• NEW BATHS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-52 ($-622/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (28.9% below list).
• Recommended offer: $107k (28.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.6% in Springfield — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 512 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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

• It's been on market 85 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1898 — 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 $106,677 (28.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1898 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.48%
• DSCR: 0.93
• GRM: 11.7

CMA / ARV

• ARV (median comp): $163,594
• List price: $150,000
• Delta: -8.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
826 N Concord Ave	0.07mi	3/2.0 (+1)	1,114 (-3%)	3mo	$165,000	$148	80
636 W Scott St	0.21mi	2/1.0	1,077 (-6%)	2mo	$139,900	$130	79
920 N Broadway Ave	0.25mi	3/1.0 (+1)	1,124 (-2%)	2mo	$149,777	$133	78
937 N Missouri Ave	0.22mi	2/2.0	1,207 (+5%)	0mo	$180,000	$149	77
902 W Central St	0.16mi	2/1.0	1,008 (-12%)	2mo	$144,900	$144	71
1015 N Concord Ave	0.18mi	3/1.0 (+1)	1,272 (+11%)	3mo	$129,900	$102	67
832 West Calhoun St	0.38mi	3/2.0 (+1)	1,100 (-4%)	1mo	$99,900	$91	65
1431 W Nichols St	0.67mi	2/3.0	1,163 (+1%)	1mo	$205,000	$176	58
719 N Nettleton Ave	0.69mi	3/1.0 (+1)	1,116 (-3%)	3mo	$104,900	$94	56
531 W Webster St	0.34mi	3/2.0 (+1)	1,020 (-11%)	2mo	$169,000	$166	55
543 W Lynn St	0.51mi	2/2.0	1,006 (-12%)	5mo	$144,900	$144	47
1512 N Missouri Ave N	0.68mi	3/2.0 (+1)	1,008 (-12%)	4mo	$158,000	$157	36

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: -17.1%
• Equity multiple: 0.39×
• Total profit: $-25,690
• Equity at exit: $22,365

10-year hold

• IRR: -6.4%
• Equity multiple: 0.56×
• Total profit: $-18,439
• Equity at exit: $12,969

Cash invested: $42,000 (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: 11.7×

Monthly cashflow live

• Estimated rent: $1,067 high
• Mortgage (P&I): −$787
• Tax from tax record: −$45 /mo · $546/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $-52

Break-even live

Break-even rent $1,132

Max offer price $140,844

Occupancy floor 100%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	23d	1	0.04mi
815 N Grant Ave Unit A Springfield, MO	2.0	1.0	801	$625	$0.78	43d	1	0.05mi
616 W Webster St Springfield, MO	2.0	1.5	1178	$1,050	$0.89	13d	1	0.28mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	13d	4	0.53mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	23d	5	0.53mi
520 W Olive St Springfield, MO	3.0	2.0	1445	$1,538	$1.06	13d	5	0.54mi
733 W College St Springfield, MO	1.0	1.0	700	$750	$1.07	13d	1	0.59mi
518 W College St Unit UBL 106 Springfield, MO	2.0	2.0	1200	$1,375	$1.15	43d	1	0.59mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	13d	8	0.59mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	23d	5	0.61mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	21d	5	0.61mi
535 W Walnut St Springfield, MO	2.0	2.0	1096	$1,495	$1.36	43d	1	0.65mi
623 W Walnut St Springfield, MO	2.0	2.0	1180	$1,300	$1.10	43d	1	0.65mi
603 W Division St Springfield, MO	2.0	1.0	816	$995	$1.22	13d	1	0.65mi
209 W McDaniel St Unit 209-207 Springfield, MO	1.0	1.0	700	$950	$1.36	43d	1	0.67mi
710 W Walnut St Springfield, MO	3.0	2.0	1350	$1,695	$1.26	43d	1	0.70mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	23d	1	0.71mi
865 S Douglas Ave Springfield, MO	2.0	2.0	850	$895	$1.05	13d	4	0.74mi
430 W Pershing St Springfield, MO	2.0	2.0	765	$1,195	$1.56	13d	1	0.75mi
309 S Jefferson Ave Unit 211 Springfield, MO	2.0	2.0	762	$767	$1.01	43d	1	0.77mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	43d	1	0.81mi
1409 N Washington Ave Springfield, MO	2.0	1.0	839	$1,405	$1.67	13d	2	0.83mi
1200 W Walnut St Springfield, MO	2.0	2.0	1000	$995	$0.99	13d	3	0.86mi
513 S Broadway Ave Springfield, MO	2.0	1.0	800	$855	$1.07	43d	1	0.86mi
1623 N Jefferson Ave Unit B Springfield, MO	1.0	1.0	750	$950	$1.27	43d	1	0.90mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	21d	1	0.94mi
930 W Harrison St Springfield, MO	3.0	2.0	1046	$1,150	$1.10	13d	1	0.99mi
539 S Fort Ave Springfield, MO	2.0	1.0	1500	$1,025	$0.68	13d	1	1.02mi
511 E Cherry St Unit 2 Springfield, MO	1.0	1.0	700	$850	$1.21	43d	1	1.03mi
716 E Locust St Unit A Springfield, MO	2.0	1.0	915	$850	$0.93	23d	1	1.08mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	13d	1	1.09mi
627 S Fort Ave Springfield, MO	2.0	1.0	880	$895	$1.02	23d	1	1.09mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	43d	1	1.10mi
741 South Ave Unit 5 Springfield, MO	1.0	1.0	950	$750	$0.79	43d	1	1.14mi
1306 N Frisco Ave Apt A Springfield, MO	2.0	1.5–2.0	970	$995	$1.03	13d	19	1.15mi
1036 W Monroe Ter Springfield, MO	2.0	1.0	812	$795	$0.98	23d	1	1.16mi
926 E Walnut St Unit 11 Springfield, MO	2.0	2.0	990	$1,075	$1.09	43d	1	1.19mi
533 Bear Blvd Unit 111 Springfield, MO	1.0	1.0	1100	$649	$0.59	43d	1	1.20mi
806 South Ave Springfield, MO	1.0	1.0	670	$1,085	$1.62	13d	3	1.23mi
847 S Grant Ave Springfield, MO	2.0	1.0	1080	$815	$0.75	43d	1	1.23mi

Listing history 15 events

1. 2026-06-18
   days on market $150,000 Active 85 DOM
2. 2026-06-17
   days on market $150,000 Active 84 DOM
3. 2026-06-16
   days on market $150,000 Active 83 DOM
4. 2026-06-15
   days on market $150,000 Active 82 DOM
5. 2026-06-14
   days on market $150,000 Active 80 DOM
6. 2026-06-10
   days on market $150,000 Active 77 DOM
7. 2026-06-09
   days on market $150,000 Active 76 DOM
8. 2026-06-08
   days on market $150,000 Active 75 DOM
9. 2026-06-07
   days on market $150,000 Active 74 DOM
10. 2026-06-03
    days on market $150,000 Active 70 DOM
11. 2026-06-02
    days on market $150,000 Active 69 DOM
12. 2026-06-01
    days on market $150,000 Active 68 DOM
13. 2026-05-31
    days on market $150,000 Active 67 DOM
14. 2026-05-30
    days on market $150,000 Active 66 DOM
15. 2026-03-25
    listed $150,000 Active 342-char remark

    Show marketing remark (342 chars)

    Nice Little Fixer that is almost Complete. For investors this is located on a High density multi-Family Zoned Lot. Additional Property next Door can be purchased as a package Zoned HC. For those of you who are looking for just a nice little home it offers high ceilings wood floors large wrap around porch new kitchens and baths 90% Complete.

ⓘ 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: $546 · $45/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$909/yr (+$76/mo · 166.7%)

ⓘ 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: $12,801
• − Mortgage interest: −$8,402
• − Property taxes: −$546
• − Insurance: −$750
• − Repairs & maintenance: −$1,024
• − Management: −$1,024
• − Depreciation: −$4,364
• Taxable loss: −$3,308
• Est. tax savings @ 24.0%: +$794
• After-tax cash flow: $172/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

1 event — show timeline

• 2026-03-25 Listed $150,000 SOMO

Property tax history

+2.8%/yr

Latest (2025): $546 · +18.6% YoY. Source: county tax records.