516 W Nichols St · Springfield, MO 65802

$115,000

3 bd · 1.5 ba · 1,492 sqft · SingleFamily public records · 35 Days on market

Built 1927 6,534 sqft lot $77/sqft · 24% below area Est $152k · 24% 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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +6.3/10.0
• 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

Great investment opportunity for someone that what's to fix and flip or live in it. Buyers due diligence on school district. Property is being sold AS-IS. Seller will make no repairs or improvements

Key facts

• 6,534 sq ft lot
• Built 1927
• Listed 35 days

Property features AI

Finance

• Other: No additional financial amenities provided
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA details provided

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One story
• Construction: No construction material, year built, roof, or foundation details provided
• Exterior features: Lot approximately 0.15 acres; Subdivision: Root & Tracy 2nd

Interior

• Kitchen: No appliance details provided
• Bedrooms: Bedrooms located on the main level
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: One-level layout
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: Weaver Elem. (math 27% / reading 47%, grade F, #611 of 1,115 statewide, top 59%, 224 students, 91% FRL); Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL) — zoned schools average 71% FRL vs 46% district-wide (25 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; 38 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 $795 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 1927 — 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 $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.13% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.09%
• DSCR: 1.49
• GRM: 7.4

CMA / ARV

• ARV (median comp): $152,201
• List price: $115,000
• Delta: -24.44%
• 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
758 N Grant Ave	0.23mi	3/2.0	1,392 (-7%)	4mo	$154,900	$111	72
722 W Brower St	0.28mi	4/2.0 (+1)	1,391 (-7%)	2mo	$172,500	$124	67
1015 N Concord Ave	0.14mi	3/1.0	1,272 (-15%)	3mo	$129,900	$102	65
628 W Lynn St	0.36mi	3/2.0	1,352 (-9%)	9mo	$199,900	$148	58
512 W Nichols St	0.01mi	4/3.0 (+1)	1,700 (+14%)	11mo	$175,000	$103	56
1534 N Grant Ave	0.61mi	3/1.0	1,349 (-10%)	4mo	$80,000	$59	50
1035 N Broadway Ave	0.45mi	3/2.0	1,280 (-14%)	5mo	$159,900	$125	49
1322 N Benton Ave	0.53mi	2/2.0 (-1)	1,386 (-7%)	13mo	$209,900	$151	45
1107 W Nichols St	0.56mi	3/1.5	1,302 (-13%)	9mo	$145,000	$111	45
1134 N Clay Ave	0.73mi	4/2.0 (+1)	1,550 (+4%)	9mo	$160,000	$103	45
1156 W Lynn St	0.71mi	3/1.0	1,383 (-7%)	10mo	$170,000	$123	44
606 W Locust St	0.60mi	2/2.0 (-1)	1,713 (+15%)	10mo	$150,000	$88	32

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: 2.2%
• Equity multiple: 1.08×
• Total profit: $2,715
• Equity at exit: $17,147

10-year hold

• IRR: 13.3%
• Equity multiple: 2.15×
• Total profit: $36,986
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,298 high
• Mortgage (P&I): −$603
• Tax from tax record: −$77 /mo · $923/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $298

Break-even live

Break-even rent $921

Max offer price $115,000

Occupancy floor 72%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
616 W Webster St Springfield, MO	2.0	1.5	1178	$1,050	$0.89	13d	1	0.17mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	23d	1	0.19mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	43d	1	0.61mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,383	$1.02	23d	5	0.65mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,383	$1.02	13d	4	0.65mi
520 W Olive St Springfield, MO	3.0	2.0	1445	$1,538	$1.06	13d	5	0.66mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	13d	8	0.67mi
518 W College St Unit UBL 106 Springfield, MO	2.0	2.0	1200	$1,375	$1.15	43d	1	0.72mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,862	$1.29	21d	5	0.74mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,862	$1.29	23d	5	0.74mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	21d	1	0.76mi
535 W Walnut St Springfield, MO	2.0	2.0	1096	$1,495	$1.36	43d	1	0.79mi
623 W Walnut St Springfield, MO	2.0	2.0	1180	$1,300	$1.10	43d	1	0.80mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	23d	1	0.81mi
710 W Walnut St Springfield, MO	3.0	2.0	1350	$1,695	$1.26	43d	1	0.86mi
716 E Locust St Unit A Springfield, MO	2.0	1.0	915	$850	$0.93	23d	1	0.86mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	43d	1	0.91mi
1439 N Texas Ave Springfield, MO	4.0	2.0	1608	$1,195	$0.74	43d	1	0.93mi
1306 N Frisco Ave Apt A Springfield, MO	2.0	1.5–2.0	970	$995	$1.03	13d	19	0.95mi
1442 N Texas Ave Springfield, MO	3.0	2.0	1626	$1,400	$0.86	43d	1	0.97mi
1200 W Walnut St Springfield, MO	2.0	2.0	1000	$995	$0.99	13d	3	1.07mi
630 S Market Ave Springfield, MO	3.0	2.0	1758	$2,150	$1.22	43d	1	1.09mi
926 E Walnut St Unit 11 Springfield, MO	2.0	2.0	990	$1,075	$1.09	43d	1	1.16mi
707 South Ave Unit 5 Springfield, MO	4.0	2.0	1100	$1,275	$1.16	43d	1	1.17mi
930 W Harrison St Springfield, MO	3.0	2.0	1046	$1,150	$1.10	13d	1	1.18mi
937 E Elm St Unit 07 Springfield, MO	2.0	1.0	893	$1,025	$1.15	43d	1	1.21mi
1014 E Walnut St Springfield, MO	2.0	2.0	1200	$1,200	$1.00	43d	1	1.22mi
539 S Fort Ave Springfield, MO	2.0	1.0	1500	$1,025	$0.68	13d	1	1.23mi
805 E Garfield St Springfield, MO	2.0	1.0	950	$950	$1.00	13d	1	1.24mi
1636 N National Ave Springfield, MO	3.0	1.5	1000	$995	$0.99	43d	1	1.28mi
627 Bear Blvd Springfield, MO	2.0	2.0	943	$1,400	$1.48	43d	2	1.29mi
2120 N Johnston Ave Springfield, MO	2.0	1.0	880	$925	$1.05	43d	1	1.29mi
627 S Fort Ave Springfield, MO	2.0	1.0	880	$895	$1.02	23d	1	1.30mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	43d	1	1.31mi
1339 E Division St Springfield, MO	3.0	2.0	1186	$1,350	$1.14	23d	1	1.35mi
847 S Grant Ave Springfield, MO	2.0	1.0	1080	$815	$0.75	43d	1	1.39mi
916 N Pickwick Ave Springfield, MO	4.0	3.0	1827	$1,700	$0.93	13d	1	1.44mi
433 W Grand St Unit C Springfield, MO	2.0	1.0	1023	$1,295	$1.27	43d	1	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $115,000 Active 35 DOM
2. 2026-06-17
   days on market $115,000 Active 34 DOM
3. 2026-06-16
   days on market $115,000 Active 33 DOM
4. 2026-06-15
   days on market $115,000 Active 32 DOM
5. 2026-06-14
   days on market $115,000 Active 30 DOM
6. 2026-06-10
   days on market $115,000 Active 27 DOM
7. 2026-06-09
   days on market $115,000 Active 26 DOM
8. 2026-06-08
   days on market $115,000 Active 25 DOM
9. 2026-06-07
   days on market $115,000 Active 24 DOM
10. 2026-06-03
    days on market $115,000 Active 20 DOM
11. 2026-06-02
    days on market $115,000 Active 19 DOM
12. 2026-06-01
    days on market $115,000 Active 18 DOM
13. 2026-05-31
    days on market $115,000 Active 17 DOM
14. 2026-05-30
    days on market $115,000 Active 16 DOM
15. 2026-05-14
    listed $115,000 Active 198-char remark
16. 2023-08-30
    status Active
17. 2023-08-01
    historical
18. 2023-07-29
    price $95,000
19. 2023-05-11
    listed $101,000 Active
20. 2019-05-31
    soldstatus $350,000
21. 2016-02-13
    listed $98,539

ⓘ 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: $923 · $77/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$192/yr (+$16/mo · 20.8%)

ⓘ 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: $15,577
• − Mortgage interest: −$6,442
• − Property taxes: −$923
• − Insurance: −$575
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$3,345
• Taxable income: $1,799
• Est. tax owed @ 24.0%: −$432
• After-tax cash flow: $3,139/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

+16.7% since first listed

7 events — show timeline

• 2026-05-14 Listed $115,000 SOMO
• 2023-08-30 Relisted — SOMO
• 2023-08-01 Delisted — SOMO
• 2023-07-29 Price Changed $95,000 SOMO
• 2023-05-11 Listed $101,000 SOMO
• 2019-05-31 Sold (Public Records) $350,000 Public Records
• 2016-02-13 Listed $98,539 SOMO

Property tax history

+3.1%/yr

Latest (2025): $923 · +16.7% YoY. Source: county tax records.