2130 N Park Ave · Springfield, MO 65803

$81,500

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 91 Days on market

Built 1920 Fair condition 7,405 sqft lot $103/sqft · 27% below area Est $112k · 27% under ↓ 18% since listing

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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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +2.6/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment, Rental Income. Cozy house with 792 sqft, which offers 2 bedrooms and 1 full bathroom, 1 carport. The kitchen has plenty of cabinets and storage space. kitchen appliances: dishwasher, refrigerator, and gas cook stove. This house has natural gas heat and window air conditioning units. There is extra storage in the backyard with a storage shed. Enjoy the fenced yard. Schedule your showing!! This is tenant-occupied. $500 monthly, long-time renter.

Key facts

• Kitchen appliances
• Fenced yard
• Natural gas heat

Tags

• FENCED YARD
• STORAGE SHED
• NATURAL GAS HEAT
• KITCHEN APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($967 rent vs $82k).
• Recommended offer: $74k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: Williams Elem. (math 12% / reading 22%, grade F, #967 of 1,115 statewide, top 88%, 317 students, 85% FRL); Reed Middle (math 33% / reading 44%, grade F, #202 of 391 statewide, top 54%, 512 students, 70% FRL); Hillcrest High (math 9% / reading 35%, grade F, #462 of 521 statewide, top 90%, 1,017 students, 64% FRL) — zoned schools average 73% FRL vs 46% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 39% district-wide (-13 pts) — the specific schools serving this property underperform the Springfield R-XII average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.2%/yr); 506 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 93d 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 $563 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 + 4.2% rent growth), your $23k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1920 — 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 $74,165 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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 1920 — 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. 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.
8. 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.
9. 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: 10.20%
• Cash-on-cash: 13.95%
• DSCR: 1.62
• GRM: 7.0

CMA / ARV

• ARV (median comp): $112,250
• List price: $81,500
• Delta: -27.39%
• 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
2100 N Park Ave	0.06mi	2/1.0	728 (-8%)	2mo	$99,900	$137	82
2105 N Elizabeth Ave	0.23mi	2/1.0	830 (+5%)	4mo	$98,500	$119	78
2111 N Grace Ave	0.16mi	2/1.0	836 (+6%)	6mo	$39,900	$48	78
2237 N Park Ave	0.11mi	2/1.0	720 (-9%)	4mo	$99,900	$139	76
1634 W Lee St	0.47mi	2/1.0	784 (-1%)	2mo	$86,900	$111	75
2111 N Elizabeth Ave	0.23mi	2/1.0	845 (+7%)	5mo	$80,000	$95	74
1625 W High St	0.47mi	2/1.0	768 (-3%)	0mo	$105,000	$137	73
2306 N Fay Ave	0.39mi	2/1.0	748 (-6%)	5mo	$136,500	$182	68
1925 W Atlantic St	0.31mi	2/1.0	728 (-8%)	4mo	$100,000	$137	68
2135 N Roosevelt Ave	0.09mi	3/2.0 (+1)	870 (+10%)	7mo	$112,000	$129	65
2234 N Fay Ave	0.36mi	2/1.0	867 (+10%)	4mo	$129,900	$150	64
1330 W Atlantic St	0.74mi	2/1.0	800 (+1%)	0mo	$119,900	$150	63

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 · 4.24% rent growth · sell at horizon

5-year hold

• IRR: 5.4%
• Equity multiple: 1.21×
• Total profit: $4,883
• Equity at exit: $12,152

10-year hold

• IRR: 15.9%
• Equity multiple: 2.36×
• Total profit: $31,042
• Equity at exit: $7,047

Cash invested: $22,820 (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: 22 active · 21 under contract
• Months of supply: 5.5 mo (18%/mo absorbed)
• Median asking: $107,450 ($126/sqft)
• Median days on market: 65 d
• This list price: 18% of active listings are priced below it
• ARV vs active asking: +12.3% above current asking $/sqft

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

ZIP-level market 65803

• Home prices YoY: -29.8%
• Rents YoY: 4.2%
• Active inventory: 506
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $967 high
• Mortgage (P&I): −$427
• Tax from tax record: −$37 /mo · $446/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $265

Break-even live

Break-even rent $631

Max offer price $81,500

Occupancy floor 68%

Sensitivity live

Price	-10% $311	-5% $288	+0% $265	+5% $242	+10% $219
Rent	-10% $189	-5% $227	+0% $265	+5% $303	+10% $342
Rate	-1.0pp $306	-0.5pp $286	base $265	+0.5pp $244	+1.0pp $223

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: $20,375
• Closing costs: $2,445
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2115 N Grace Ave Springfield, MO	2.0	1.0	650	$850	$1.31	93d	1	0.14mi
2224 N Clifton Ave Unit 2238-A Springfield, MO	2.0	1.0	756	$695	$0.92	62d	1	0.34mi
2117 N Lexington Ave Springfield, MO	3.0	1.0	1040	$1,195	$1.15	93d	1	0.37mi
2126 N Lexington Ave Springfield, MO	2.0	1.0	990	$895	$0.90	62d	1	0.40mi
2120 N Johnston Ave Springfield, MO	2.0	1.0	880	$925	$1.05	93d	1	0.89mi
3031 W Pacific St Springfield, MO	3.0	1.5	1008	$1,295	$1.28	70d	1	1.03mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	72d	1	1.22mi
3016 W Hovey St Springfield, MO	3.0	2.0	1059	$1,350	$1.27	93d	1	1.24mi
1126 W Hamilton St Springfield, MO	2.0	1.0	648	$895	$1.38	72d	1	1.28mi
2712 W Nichols St Springfield, MO	2.0	1.0	619	$795	$1.28	93d	1	1.34mi
916 N Kansas Expy Springfield, MO	1.0	1.0	573	$595	$1.04	93d	1	1.39mi
2601 N Cresthaven Ave Springfield, MO	4.0	1.0–2.0	1007	$1,340	$1.33	62d	16	1.41mi
740 N West Ave Springfield, MO	3.0	1.0	900	$995	$1.11	72d	1	1.41mi
741 N West Ave Springfield, MO	2.0	1.0	912	$950	$1.04	93d	1	1.42mi
922 N Glenn Ave Springfield, MO	2.0	1.0	780	$1,100	$1.41	93d	1	1.46mi

Listing history 18 events

1. 2026-06-17
   days on market $81,500 Active 91 DOM
2. 2026-06-16
   days on market $81,500 Active 90 DOM
3. 2026-06-15
   days on market $81,500 Active 89 DOM
4. 2026-06-14
   days on market $81,500 Active 87 DOM
5. 2026-06-10
   days on market $81,500 Active 84 DOM
6. 2026-06-09
   days on market $81,500 Active 83 DOM
7. 2026-06-08
   days on market $81,500 Active 82 DOM
8. 2026-06-07
   days on market $81,500 Active 81 DOM
9. 2026-06-03
   days on market $81,500 Active 77 DOM
10. 2026-06-02
    days on market $81,500 Active 76 DOM
11. 2026-06-01
    days on market $81,500 Active 75 DOM
12. 2026-05-31
    days on market $81,500 Active 74 DOM
13. 2026-05-30
    days on market $81,500 Active 73 DOM
14. 2026-03-18
    listed $81,500 Active 459-char remark

    Show marketing remark (459 chars)

    Investment, Rental Income. Cozy house with 792 sqft, which offers 2 bedrooms and 1 full bathroom, 1 carport. The kitchen has plenty of cabinets and storage space. kitchen appliances: dishwasher, refrigerator, and gas cook stove. This house has natural gas heat and window air conditioning units. There is extra storage in the backyard with a storage shed. Enjoy the fenced yard. Schedule your showing!! This is tenant-occupied. $500 monthly, long-time renter.

15. 2026-02-12
    price $81,500
16. 2026-01-21
    price $89,900
17. 2025-12-09
    listed $99,000 Active
18. 2025-08-15
    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: $446 · $37/mo
• Projected year-2 tax: $791 · $66/mo
• Expected delta: +$345/yr (+$29/mo · 77.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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: $11,601
• − Mortgage interest: −$4,565
• − Property taxes: −$446
• − Insurance: −$408
• − Repairs & maintenance: −$928
• − Management: −$928
• − Depreciation: −$2,371
• Taxable income: $1,956
• Est. tax owed @ 24.0%: −$469
• After-tax cash flow: $2,714/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 $19,800–$35,640 screening

The home requires moderate repairs and maintenance, including painting the exterior siding and trimming the landscaping. Updates to the kitchen and bathroom would significantly increase its value and rental potential.

Deferred maintenance Est. $70,000–$210,000 screening

• Major Roof (roof) — No roof visible in photos
• Major Hvac (hvac) — No HVAC unit visible in photos
• Major Windows (windows) — No windows visible in photos
• Major Electrical (electrical) — No electrical panel visible in photos
• Major Plumbing (plumbing) — No plumbing fixtures visible in photos
• Major Exterior (exterior) — No exterior walls or siding visible in photos
• Major Other — No other components visible in photos

Repairs flagged

• Moderate Exterior siding — Faded and in need of repainting.
• Moderate Landscaping — Overgrown and in need of trimming and maintenance.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can improve curb appeal and home value. ↑
• Both Trim and maintain landscaping — A well-maintained yard can enhance the home's appeal and value. ↑
• Both Update kitchen and bathroom — Updating these spaces can significantly increase the home's value and rental potential. ↑

ⓘ 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 26/100

Zoned Schools

Elementary Williams Elem. F MO #967/1,115 Nat'l #35,191/41,679 Middle Reed Middle F MO #202/391 Nat'l #6,453/14,009 High Hillcrest High F MO #462/521 Nat'l #13,673/17,239

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): 42,882
• Household income: $50,572
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 11% 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 (82%)
• Race & ethnicity: White 82% Two or more races 9% Hispanic / Latino 6% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Italian 2% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3%

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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: ▼ -87.08%
• Current HPI: 205.0439
• Rent YoY: ▲ 4.24%
• 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

Price history

-17.7% since first listed

5 events — show timeline

• 2026-03-18 Listed $81,500 SOMO
• 2026-02-12 Price Changed $81,500 SOMO
• 2026-01-21 Price Changed $89,900 SOMO
• 2025-12-09 Listed $99,000 SOMO
• 2025-08-15 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $446 · +9.9% YoY. Source: county tax records.