1235 N Prospect Ave · Springfield, MO 65802

$130,000

2 bd · 1.0 ba · 1,106 sqft · SingleFamily public records · 177 Days on market

Built 1904 9,583 sqft lot $118/sqft · 6% below area Est $139k · 6% 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 +15.4/30.0
• ARV discount +10.4/15.0
• DSCR +4.7/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Schools +3.2/10.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tenants lease is good for 9/30/26. Welcome to 1235 N Prospect Avenue, a well-located property situated near Ozarks Technical Community College (OTC) and offering convenient access to shopping, dining, and major roadways. This home features a functional floor plan with inviting living spaces, and neutral finishes throughout. The kitchen provides practical workspace and storage, while the bedrooms offer comfortable sizing for everyday living. Outside, enjoy a manageable yard with room to relax, garden, or entertain. Whether you're a homeowner or investor, this property presents a great opportunity in an established Springfield neighborhood. Schedule your showing today.

Key facts

• Practical workspace
• Manageable yard
• 9,583 sq ft lot

Tags

• FUNCTIONAL FLOOR PLAN
• INVITING LIVING SPACES
• PRACTICAL WORKSPACE
• MANAGEABLE YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $50 ($598/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 $105k (19.2% below list).
• Recommended offer: $105k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.
• 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); 45% 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 $899 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 177 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 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 1904 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,004 (19.2% below list)

Questions for the listing agent

1. It's been on market 177 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.81% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.64%
• DSCR: 1.07
• GRM: 10.3

CMA / ARV

• ARV (median comp): $138,815
• List price: $130,000
• Delta: -6.35%
• 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
1133 N Prospect Ave	0.08mi	2/1.0	972 (-12%)	4mo	$140,000	$144	73
1725 N Weller Ave	0.57mi	2/1.5	1,088 (-2%)	0mo	$130,000	$119	68
1455 E Commercial St	0.67mi	2/1.0	1,087 (-2%)	4mo	$142,000	$131	62
1341 N Fremont Ave	0.21mi	3/2.0 (+1)	984 (-11%)	1mo	$121,800	$124	62
1613 N Weller Ave	0.48mi	3/1.0 (+1)	1,160 (+5%)	3mo	$149,000	$128	62
922 N Prospect Ave	0.27mi	3/1.0 (+1)	1,245 (+13%)	2mo	$125,000	$100	60
1077 E Blaine St	0.56mi	2/2.0	1,060 (-4%)	4mo	$149,000	$141	60
1440 E Locust St	0.44mi	3/1.0 (+1)	1,200 (+8%)	3mo	$160,000	$133	58
1433 E Commercial St	0.65mi	2/1.0	1,008 (-9%)	1mo	$124,900	$124	54
1628 E Brower St	0.67mi	3/1.5 (+1)	1,164 (+5%)	1mo	$154,000	$132	52
1604 E Commercial St	0.73mi	3/1.0 (+1)	1,050 (-5%)	4mo	$157,900	$150	50
1121 E Thoman St	0.73mi	3/2.0 (+1)	1,220 (+10%)	2mo	$174,900	$143	38

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: -12.0%
• Equity multiple: 0.56×
• Total profit: $-15,991
• Equity at exit: $19,383

10-year hold

• IRR: -0.6%
• Equity multiple: 0.95×
• Total profit: $-1,733
• Equity at exit: $11,240

Cash invested: $36,400 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,050 high
• Mortgage (P&I): −$682
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $50

Break-even live

Break-even rent $987

Max offer price $130,000

Occupancy floor 90%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1306 N Frisco Ave Apt A Springfield, MO	2.0	1.5–2.0	970	$995	$1.03	13d	19	0.24mi
1339 E Division St Springfield, MO	3.0	2.0	1186	$1,350	$1.14	23d	1	0.29mi
1112 E Locust St Springfield, MO	2.0	1.0	840	$945	$1.12	23d	1	0.38mi
1529 N Weller Ave Springfield, MO	2.0	1.0	870	$995	$1.14	23d	1	0.44mi
1636 N National Ave Springfield, MO	3.0	1.5	1000	$995	$0.99	43d	1	0.45mi
716 E Locust St Unit A Springfield, MO	2.0	1.0	915	$850	$0.93	23d	1	0.61mi
1501 E Blaine St Springfield, MO	2.0	1.0	958	$695	$0.73	23d	1	0.62mi
1409 N Washington Ave Springfield, MO	2.0	1.0	839	$1,405	$1.67	13d	2	0.68mi
1710 E Commercial St Unit B Springfield, MO	2.0	1.0	950	$775	$0.82	43d	1	0.83mi
2054 N Rogers Ave Springfield, MO	2.0	1.0	888	$925	$1.04	13d	1	0.90mi
805 E Garfield St Springfield, MO	2.0	1.0	950	$950	$1.00	13d	1	0.95mi
1623 N Jefferson Ave Unit B Springfield, MO	1.0	1.0	750	$950	$1.27	43d	1	0.95mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	43d	1	0.97mi
2153 N National Ave Springfield, MO	3.0	1.0	1163	$1,195	$1.03	13d	1	1.01mi
2034 N Washington Ave Springfield, MO	2.0	1.0	800	$875	$1.09	43d	1	1.05mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	43d	1	1.10mi
2221 N Weller Ave Springfield, MO	3.0	2.0	1215	$1,395	$1.15	13d	1	1.11mi
2234 N Travis Ave Springfield, MO	1.0	1.0	890	$750	$0.84	43d	1	1.13mi
1014 E Walnut St Springfield, MO	2.0	2.0	1200	$1,200	$1.00	43d	1	1.13mi
1147 E Elm St Unit 3 Springfield, MO	2.0	1.0	780	$975	$1.25	13d	1	1.14mi
1333 E Elm St Springfield, MO	1.0–2.0	1.0	830	$980	$1.18	43d	1	1.15mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	21d	1	1.15mi
926 E Walnut St Unit 11 Springfield, MO	2.0	2.0	990	$1,075	$1.09	43d	1	1.15mi
1435 E Elm St Springfield, MO	2.0	1.0	702	$995	$1.42	23d	1	1.17mi
1447 E Oakwood Ln Springfield, MO	2.0	2.0	982	$1,395	$1.42	43d	1	1.18mi
945 E Elm St Unit 07 Springfield, MO	1.0	1.0	759	$875	$1.15	43d	1	1.19mi
937 E Elm St Unit 07 Springfield, MO	2.0	1.0	893	$1,025	$1.15	43d	1	1.19mi
2313 N Rogers Ave Unit 1 Springfield, MO	2.0	2.0	882	$950	$1.08	13d	1	1.19mi
407 E Dale St Apt B Springfield, MO	2.0	1.0	720	$795	$1.10	13d	1	1.23mi
2337 N Ramsey Ave Springfield, MO	2.0	1.0	882	$875	$0.99	13d	1	1.23mi
2345 N Prospect Ave Springfield, MO	2.0	1.0	792	$850	$1.07	13d	1	1.24mi
2337 N Delaware Ave Springfield, MO	2.0	1.0	876	$1,195	$1.36	43d	1	1.25mi
616 W Webster St Springfield, MO	2.0	1.5	1178	$1,050	$0.89	13d	1	1.26mi
1210 E Cherry St Springfield, MO	2.0	2.0	750	$800	$1.07	43d	1	1.29mi
603 W Division St Springfield, MO	2.0	1.0	816	$995	$1.22	13d	1	1.30mi
614 S Fremont Ave Springfield, MO	1.0	1.0	777	$995	$1.28	43d	1	1.31mi
309 S Jefferson Ave Unit 211 Springfield, MO	2.0	2.0	762	$767	$1.01	43d	1	1.33mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	23d	1	1.36mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	13d	8	1.36mi
209 W McDaniel St Unit 209-207 Springfield, MO	1.0	1.0	700	$950	$1.36	43d	1	1.40mi

Listing history 20 events

1. 2026-06-18
   days on market $130,000 Active 177 DOM
2. 2026-06-17
   days on market $130,000 Active 176 DOM
3. 2026-06-16
   days on market $130,000 Active 175 DOM
4. 2026-06-15
   days on market $130,000 Active 174 DOM
5. 2026-06-14
   days on market $130,000 Active 172 DOM
6. 2026-06-10
   days on market $130,000 Active 169 DOM
7. 2026-06-09
   days on market $130,000 Active 168 DOM
8. 2026-06-08
   days on market $130,000 Active 167 DOM
9. 2026-06-07
   days on market $130,000 Active 166 DOM
10. 2026-06-03
    days on market $130,000 Active 162 DOM
11. 2026-06-02
    days on market $130,000 Active 161 DOM
12. 2026-06-01
    days on market $130,000 Active 160 DOM
13. 2026-05-31
    days on market $130,000 Active 159 DOM
14. 2026-05-30
    days on market $130,000 Active 158 DOM
15. 2025-12-22
    listed $130,000 Active 675-char remark

    Show marketing remark (675 chars)

    Tenants lease is good for 9/30/26. Welcome to 1235 N Prospect Avenue, a well-located property situated near Ozarks Technical Community College (OTC) and offering convenient access to shopping, dining, and major roadways. This home features a functional floor plan with inviting living spaces, and neutral finishes throughout. The kitchen provides practical workspace and storage, while the bedrooms offer comfortable sizing for everyday living. Outside, enjoy a manageable yard with room to relax, garden, or entertain. Whether you're a homeowner or investor, this property presents a great opportunity in an established Springfield neighborhood. Schedule your showing today.

16. 2020-06-17
    soldstatus
17. 2019-03-19
    soldstatus $191,250
18. 2016-01-12
    listed $63,205
19. 2009-03-11
    soldstatus
20. 2009-01-20
    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: $526 · $44/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: +$735/yr (+$61/mo · 139.9%)

ⓘ 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 · 18 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: $12,600
• − Mortgage interest: −$7,282
• − Property taxes: −$526
• − Insurance: −$650
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$3,782
• Taxable loss: −$1,655
• Est. tax savings @ 24.0%: +$397
• After-tax cash flow: $995/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

+105.7% since first listed

6 events — show timeline

• 2025-12-22 Listed $130,000 SOMO
• 2020-06-17 Sold (Public Records) — Public Records
• 2019-03-19 Sold (Public Records) $191,250 Public Records
• 2016-01-12 Listed $63,205 SOMO
• 2009-03-11 Sold (Public Records) — Public Records
• 2009-01-20 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $526 · +18.5% YoY. Source: county tax records.