1422 N Grant Ave · Springfield, MO 65803

$139,900

2 bd · 1.0 ba · 948 sqft · SingleFamily public records · 35 Days on market

Built 1908 6,098 sqft lot $148/sqft · at area comps Est $134k · at est.

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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 +12.7/30.0
• ARV discount +5.6/15.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming home with 1 car detached garage. Great opportunity for an investor or future owner-occupant. Tenant currently in place. Property is being sold as-is.

Key facts

• 6,098 sq ft lot
• Garage
• Built 1908

Property features AI

Finance

• Other: Lot size approximately 0.14 acre
• Financial info: Tax information available but excluded from features
• HOA & community: HOA details not specified

Exterior

• Parking: Attached or detached garage not specified, includes 1 garage space
• Security: Security features not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Construction details not specified; Year built not specified
• Exterior features: Asphalt road access

Interior

• Kitchen: Kitchen details not specified
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating with forced air; Central air conditioning
• Interior features: Main-level laundry
• Laundry & utility: Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-17 ($-198/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (25.9% below list).
• Recommended offer: $104k (25.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 (+4.2%/yr); 394 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 $967 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 35 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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 1908 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,633 (25.9% 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 35 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1908 — 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. 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?
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: 0.74% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 11.2

CMA / ARV

• ARV (median comp): $134,236
• List price: $139,900
• Delta: 4.22%
• 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
521 W Locust St	0.24mi	2/1.0	905 (-4%)	3mo	$105,000	$116	79
1512 N Missouri Ave N	0.18mi	3/2.0 (+1)	1,008 (+6%)	4mo	$158,000	$157	69
1305 N Irving Ave	0.26mi	2/1.0	832 (-12%)	2mo	$128,000	$154	65
2047 N Campbell Ave	0.74mi	2/1.0	948 (0%)	1mo	$129,900	$137	65
531 W Webster St	0.26mi	3/2.0 (+1)	1,020 (+8%)	2mo	$169,000	$166	64
902 W Central St	0.54mi	2/1.0	1,008 (+6%)	2mo	$144,900	$144	63
636 W Scott St	0.33mi	2/1.0	1,077 (+14%)	2mo	$139,900	$130	61
1030 W Chase St	0.50mi	3/1.5 (+1)	992 (+5%)	4mo	$154,900	$156	59
1520 W Lynn St	0.72mi	3/1.0 (+1)	1,006 (+6%)	1mo	$130,000	$129	50
1121 W Florida St	0.62mi	2/2.0	844 (-11%)	1mo	$57,000	$68	48
1521 W Hamilton St	0.73mi	2/1.0	825 (-13%)	1mo	$134,900	$164	44
1310 W Florida St	0.69mi	2/1.0	1,086 (+15%)	4mo	$125,000	$115	40

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-22,477
• Equity at exit: $20,860

10-year hold

• IRR: -5.9%
• Equity multiple: 0.60×
• Total profit: $-15,683
• Equity at exit: $12,096

Cash invested: $39,172 (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 65803

• Home prices YoY: -29.8%
• Rents YoY: 4.2%
• Active inventory: 394
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,036 high
• Mortgage (P&I): −$734
• Tax from tax record: −$43 /mo · $519/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $-17

Break-even live

Break-even rent $1,057

Max offer price $136,985

Occupancy floor 97%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
603 W Division St Springfield, MO	2.0	1.0	816	$995	$1.22	13d	1	0.11mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	43d	1	0.45mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	21d	1	0.45mi
1126 W Hamilton St Springfield, MO	2.0	1.0	648	$895	$1.38	23d	1	0.47mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	23d	1	0.51mi
1623 N Jefferson Ave Unit B Springfield, MO	1.0	1.0	750	$950	$1.27	43d	1	0.52mi
815 N Grant Ave Unit A Springfield, MO	2.0	1.0	801	$625	$0.78	43d	1	0.56mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	43d	1	0.64mi
813 W Poplar St Unit 813 Springfield, MO	2.0	1.0	560	$795	$1.42	13d	1	0.64mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	23d	1	0.65mi
1409 N Washington Ave Springfield, MO	2.0	1.0	839	$1,405	$1.67	13d	2	0.67mi
716 E Locust St Unit A Springfield, MO	2.0	1.0	915	$850	$0.93	23d	1	0.84mi
2120 N Johnston Ave Springfield, MO	2.0	1.0	880	$925	$1.05	43d	1	0.85mi
916 N Kansas Expy Springfield, MO	1.0	1.0	573	$595	$1.04	43d	1	0.88mi
407 E Dale St Apt B Springfield, MO	2.0	1.0	720	$795	$1.10	13d	1	0.88mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	43d	1	0.94mi
2034 N Washington Ave Springfield, MO	2.0	1.0	800	$875	$1.09	43d	1	0.96mi
805 E Garfield St Springfield, MO	2.0	1.0	950	$950	$1.00	13d	1	1.05mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	13d	4	1.07mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	23d	5	1.07mi
1306 N Frisco Ave Apt A Springfield, MO	2.0	1.5–2.0	970	$995	$1.03	13d	19	1.10mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	13d	8	1.11mi
733 W College St Springfield, MO	1.0	1.0	700	$750	$1.07	13d	1	1.13mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	23d	5	1.16mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	21d	5	1.16mi
2126 N Lexington Ave Springfield, MO	2.0	1.0	990	$895	$0.90	13d	1	1.18mi
305 S Campbell Ave Unit 208 Springfield, MO	1.0	1.0	649	$975	$1.50	13d	1	1.18mi
209 W McDaniel St Unit 209-207 Springfield, MO	1.0	1.0	700	$950	$1.36	43d	1	1.19mi
2117 N Lexington Ave Springfield, MO	3.0	1.0	1040	$1,195	$1.15	43d	1	1.19mi
535 W Walnut St Springfield, MO	2.0	2.0	1096	$1,495	$1.36	43d	1	1.20mi
1112 E Locust St Springfield, MO	2.0	1.0	840	$945	$1.12	23d	1	1.20mi
309 S Jefferson Ave Unit 211 Springfield, MO	2.0	2.0	762	$767	$1.01	43d	1	1.27mi
430 W Pershing St Springfield, MO	2.0	2.0	765	$1,195	$1.56	13d	1	1.29mi
865 S Douglas Ave Springfield, MO	2.0	2.0	850	$895	$1.05	13d	4	1.29mi
1636 N National Ave Springfield, MO	3.0	1.5	1000	$995	$0.99	43d	1	1.29mi
1200 W Walnut St Springfield, MO	2.0	2.0	1000	$995	$0.99	13d	3	1.35mi
513 S Broadway Ave Springfield, MO	2.0	1.0	800	$855	$1.07	43d	1	1.39mi
2234 N Travis Ave Springfield, MO	1.0	1.0	890	$750	$0.84	43d	1	1.42mi
2346 N Kellett Ave Apt B Springfield, MO	1.0	1.0	550	$825	$1.50	43d	1	1.42mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	13d	1	1.43mi

Listing history 20 events

1. 2026-06-18
   days on market $139,900 Active 35 DOM
2. 2026-06-17
   days on market $139,900 Active 34 DOM
3. 2026-06-16
   days on market $139,900 Active 33 DOM
4. 2026-06-15
   days on market $139,900 Active 32 DOM
5. 2026-06-14
   days on market $139,900 Active 30 DOM
6. 2026-06-10
   days on market $139,900 Active 27 DOM
7. 2026-06-09
   days on market $139,900 Active 26 DOM
8. 2026-06-08
   days on market $139,900 Active 25 DOM
9. 2026-06-07
   days on market $139,900 Active 24 DOM
10. 2026-06-03
    days on market $139,900 Active 20 DOM
11. 2026-06-02
    days on market $139,900 Active 19 DOM
12. 2026-06-01
    days on market $139,900 Active 18 DOM
13. 2026-05-31
    days on market $139,900 Active 17 DOM
14. 2026-05-30
    days on market $139,900 Active 16 DOM
15. 2026-05-14
    listed $139,900 Active 158-char remark
16. 2024-03-14
    historical $1,195
17. 2024-01-31
    listed $1,195
18. 2008-10-15
    listed $69,900
19. 2007-08-21
    soldstatus
20. 2005-10-04
    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: $519 · $43/mo
• Projected year-2 tax: $1,357 · $113/mo
• Expected delta: +$838/yr (+$70/mo · 161.4%)

ⓘ 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 · 17 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: $12,436
• − Mortgage interest: −$7,837
• − Property taxes: −$519
• − Insurance: −$700
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$4,070
• Taxable loss: −$2,679
• Est. tax savings @ 24.0%: +$643
• After-tax cash flow: $445/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): 42,882
• Household income: $50,572
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1305.0

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 (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%

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

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

+100.1% since first listed

7 events — show timeline

• 2026-06-08 Sold (Public Records) — Public Records
• 2026-05-14 Listed $139,900 SOMO
• 2024-03-14 Rental Removed $1,195 APPFOLIO
• 2024-01-31 Listed for Rent $1,195 APPFOLIO
• 2008-10-15 Listed $69,900 SOMO
• 2007-08-21 Sold (Public Records) — Public Records
• 2005-10-04 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $519 · +52.4% YoY. Source: county tax records.