825 S Fort Ave · Springfield, MO 65806

$100,000

2 bd · 1.0 ba · 732 sqft · SingleFamily public records · 35 Days on market

Built 1912 0.26 ac lot $137/sqft · 18% below area Est $122k · 18% under ↓ 17% since listing

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Why this score? — see what drove the C+ 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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.6/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent opportunity for investors! With strong curb appeal, this property offers the kind of long-term value buyers are looking for. Currently tenant-occupied at $850 per month through 10/31/2026, providing immediate rental income from day one. The appealing exterior, established tenancy, and dependable rental history make this property a great addition to an investment portfolio. Whether you are expanding your holdings or purchasing your first rental property, this home offers strong investment potential with a lease already in place.

Key facts

• 0.26 acre lot
• Garage
• Built 1912

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Exterior features: 0.26-acre lot; Subdivision: Milner / Abbot / Minard

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $96k (3.9% below list).
• Recommended offer: $96k (3.9% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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: Mcgregor Elem. (math 12% / reading 17%, grade F, #993 of 1,115 statewide, top 90%, 271 students, 90% FRL); Parkview High (math 11% / reading 40%, grade F, #433 of 521 statewide, top 83%, 1,234 students, 62% FRL) — zoned schools average 76% FRL vs 46% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 39% district-wide (-19 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); 86 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,302 units permitted in Greene County in 2024 (250 in 5+ unit buildings).
• This rent runs 41% of the median local income ($28k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 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 1912 — 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 $96,091 (3.9% 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 4% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — 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: 0.96% ✗
• Cap rate: 8.11%
• Cash-on-cash: 6.48%
• DSCR: 1.29
• GRM: 8.7

CMA / ARV

• ARV (median comp): $122,031
• List price: $100,000
• Delta: -18.05%
• 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
1310 W State St	0.17mi	2/1.0	728 (-0%)	3mo	$114,900	$158	88
1012 S Fort Ave	0.23mi	2/1.0	768 (+5%)	1mo	$105,000	$137	81
1055 S New Ave	0.34mi	2/1.0	724 (-1%)	5mo	$149,900	$207	78
1121 S Fort Ave	0.41mi	2/1.0	741 (+1%)	4mo	$67,000	$90	76
942 S Nettleton Ave	0.21mi	2/2.0	816 (+12%)	0mo	$122,900	$151	67
906 S Kansas Ave	0.24mi	2/1.0	660 (-10%)	10mo	$69,900	$106	64
1530 W Lombard St	0.23mi	2/1.0	840 (+15%)	1mo	$145,000	$173	64
1241 S Ferguson Ave	0.53mi	2/1.0	672 (-8%)	1mo	$70,000	$104	61
657 S Newton Ave	0.21mi	2/1.0	624 (-15%)	6mo	$109,900	$176	60
1068 S Broadway Ave	0.43mi	2/1.0	821 (+12%)	7mo	$139,900	$170	54
818 W College St	0.70mi	1/1.0 (-1)	700 (-4%)	10mo	$50,000	$71	47
1352 S Fort Ave	0.65mi	3/1.0 (+1)	824 (+13%)	6mo	$110,000	$133	39

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 · 4.17% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.80×
• Total profit: $-5,470
• Equity at exit: $14,910

10-year hold

• IRR: 5.7%
• Equity multiple: 1.44×
• Total profit: $12,294
• Equity at exit: $8,646

Cash invested: $28,000 (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 65806

• Home prices YoY: -11.7%
• Rents YoY: 4.2%
• Active inventory: 86
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $961 high
• Mortgage (P&I): −$524
• Tax from tax record: −$42 /mo · $503/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $151

Break-even live

Break-even rent $770

Max offer price $100,000

Occupancy floor 79%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
810 W Catalpa St Apt 316 Springfield, MO	1.0	1.0	581	$551	$0.95	23d	1	0.55mi
1911 W Elm St Springfield, MO	2.0	1.0	580	$875	$1.51	43d	1	0.70mi
733 W College St Springfield, MO	1.0	1.0	700	$750	$1.07	13d	1	0.74mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	13d	1	0.78mi
301 W State St Unit D Springfield, MO	1.0	1.0	570	$875	$1.54	23d	1	0.82mi
901 South Ave Springfield, MO	2.0–3.0	1.0–2.0	695	$825	$1.19	43d	1	0.84mi
755 South Ave Unit 2 Springfield, MO	1.0	1.0	600	$850	$1.42	23d	1	0.84mi
806 South Ave Springfield, MO	1.0	1.0	670	$1,085	$1.62	13d	3	0.87mi
305 S Campbell Ave Unit 208 Springfield, MO	1.0	1.0	649	$975	$1.50	13d	1	0.92mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	23d	5	0.95mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	13d	4	0.95mi
745 S Jefferson Ave Unit 1 Springfield, MO	1.0	1.0	410	$795	$1.94	23d	1	0.97mi
745 S Jefferson Ave Unit 6 Springfield, MO	1.0	1.0	500	$850	$1.70	43d	1	0.97mi
209 W McDaniel St Unit 209-207 Springfield, MO	1.0	1.0	700	$950	$1.36	43d	1	1.02mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	13d	8	1.05mi
511 E Cherry St Unit 8 Springfield, MO	1.0	1.0	500	$775	$1.55	13d	1	1.15mi
511 E Cherry St Unit 2 Springfield, MO	1.0	1.0	700	$850	$1.21	43d	1	1.15mi
813 W Poplar St Unit 813 Springfield, MO	2.0	1.0	560	$795	$1.42	13d	1	1.17mi
1634 S Marion Ave Springfield, MO	3.0	1.0–2.0	845	$1,404	$1.66	13d	23	1.19mi
522 N Park Ave Springfield, MO	1.0	1.0	608	$950	$1.56	43d	1	1.20mi
916 N Kansas Expy Springfield, MO	1.0	1.0	573	$595	$1.04	43d	1	1.28mi
1017 W Washita St Unit 2 Springfield, MO	1.0	1.0	585	$825	$1.41	13d	1	1.30mi
520 S Scenic Ave Unit 101-A Springfield, MO	1.0	1.0	550	$650	$1.18	43d	1	1.30mi
2711 W Olive St Springfield, MO	1.0	1.0	621	$750	$1.21	23d	1	1.46mi

Listing history 21 events

1. 2026-06-18
   days on market $100,000 Active 35 DOM
2. 2026-06-17
   days on market $100,000 Active 34 DOM
3. 2026-06-16
   days on market $100,000 Active 33 DOM
4. 2026-06-15
   days on market $100,000 Active 32 DOM
5. 2026-06-14
   days on market $100,000 Active 30 DOM
6. 2026-06-10
   days on market $100,000 Active 27 DOM
7. 2026-06-09
   days on market $100,000 Active 26 DOM
8. 2026-06-08
   days on market $100,000 Active 25 DOM
9. 2026-06-07
   days on market $100,000 Active 24 DOM
10. 2026-06-03
    days on market $100,000 Active 20 DOM
11. 2026-06-02
    days on market $100,000 Active 19 DOM
12. 2026-06-01
    days on market $100,000 Active 18 DOM
13. 2026-05-31
    days on market $100,000 Active 17 DOM
14. 2026-05-30
    days on market $100,000 Active 16 DOM
15. 2026-05-14
    listed $100,000 Active 543-char remark
16. 2018-08-27
    listed $209,900
17. 2017-06-19
    listed $209,900
18. 2016-12-02
    listed $293,000
19. 2016-08-30
    listed $119,900
20. 2006-09-21
    soldstatus
21. 2003-07-22
    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: $503 · $42/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$467/yr (+$39/mo · 93.0%)

ⓘ 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: $11,531
• − Mortgage interest: −$5,602
• − Property taxes: −$503
• − Insurance: −$500
• − Repairs & maintenance: −$922
• − Management: −$922
• − Depreciation: −$2,909
• Taxable income: $173
• Est. tax owed @ 24.0%: −$41
• After-tax cash flow: $1,772/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): 13,692
• Household income: $28,165
• Rent vs Own: 87.3% rent · 12.7% own
• Severe rent burden: 1966.0

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 (75%)
• Race & ethnicity: White 75% Two or more races 8% Hispanic / Latino 7% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Italian 1% Scotch-Irish 1%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -27.72%
• Current HPI: 208.8156
• Rent YoY: ▲ 4.17%
• 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

-16.6% since first listed

7 events — show timeline

• 2026-05-14 Listed $100,000 SOMO
• 2018-08-27 Listed $209,900 SOMO
• 2017-06-19 Listed $209,900 SOMO
• 2016-12-02 Listed $293,000 SOMO
• 2016-08-30 Listed $119,900 SOMO
• 2006-09-21 Sold (Public Records) — Public Records
• 2003-07-22 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $503 · +24.8% YoY. Source: county tax records.