731 S Old Orchard Ave · Springfield, MO 65802

$120,000

2 bd · 1.0 ba · 980 sqft · SingleFamily public records · 16 Days on market

Built 1937 9,148 sqft lot Est $164k · 27% under

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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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.6/10.0
• 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 MLS

Dont miss this cute little home that needs to be brought back to its former glory. This house has 3 bedrooms, an attached 2 car garage, hardwood floors, central heat and air, and is located in a great area. Selling as-is. Call today for your private showing!

Key facts

• Hardwood flooring
• Shed
• Central heat and air

Tags

• HARDWOOD FLOORING
• CENTRAL HEAT AND AIR
• TWO-CAR ATTACHED GARAGE
• ONE-CAR ATTACHED CARPORT
• SHED
• GLENDALE SCHOOLS

Property features AI

Exterior

• Parking: Detached or attached garage (2-car); Driveway, paved; garage faces front
• Security: Storm doors
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Fiber cement exterior; Asphalt roof
• Exterior features: Enclosed front porch; Storm door(s); Chain link full fencing; Shed(s) on the property; Asphalt road frontage; Corner lot with few trees and generally level terrain

Interior

• Kitchen: Electric oven; Free-standing electric oven
• Bedrooms: One-level bedroom(s)
• Flooring: Carpet; Wood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High-speed internet available; Laminate countertops
• Laundry & utility: Washer and dryer located on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $162 ($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 $116k (3.7% below list).
• Recommended offer: $116k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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: Bingham Elem. (math 27% / reading 37%, grade F, #761 of 1,115 statewide, top 72%, 422 students, 78% FRL); Hickory Hills Middle (math 31% / reading 44%, grade F, #215 of 391 statewide, top 56%, 414 students, 46% FRL); Glendale High (math 21% / reading 55%, grade F, #290 of 521 statewide, top 56%, 1,307 students, 33% FRL).
• Market conditions: Rents rising fast (+4.8%/yr); 512 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $830 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 16 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 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 1937 — 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 $115,619 (3.7% below list)

Questions for the listing agent

1. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 7.91%
• Cash-on-cash: 5.78%
• DSCR: 1.26
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $163,660
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2829 E Monroe Terrace Ter	0.12mi	2/1.0	1,001 (+2%)	6mo	$169,900	$170	85
2710 E Horning St	0.30mi	3/1.0 (+1)	960 (-2%)	1mo	$159,900	$167	77
2822 E Cherry St	0.21mi	3/1.0 (+1)	1,048 (+7%)	4mo	$140,000	$134	70
1104 S Bruce Ave	0.72mi	2/1.0	984 (+0%)	2mo	$175,000	$178	64
2431 E Cherry St	0.43mi	3/1.0 (+1)	1,014 (+4%)	7mo	$154,900	$153	63
1231 S Lone Pine Ave	0.71mi	2/2.0	950 (-3%)	1mo	$189,900	$200	57
201 S Meadowview Ave	0.59mi	3/1.5 (+1)	1,064 (+9%)	6mo	$179,900	$169	47
1111 S Lone Pine Ave	0.58mi	3/2.0 (+1)	1,050 (+7%)	10mo	$170,000	$162	44
1304 S Meadowview Ave	0.72mi	3/2.0 (+1)	1,050 (+7%)	7mo	$210,000	$200	40
2502 E Cedar Ln	0.73mi	2/1.0	1,112 (+14%)	6mo	$165,000	$148	39
2435 E Catalpa St	0.65mi	3/2.0 (+1)	1,104 (+13%)	7mo	$165,000	$149	33
1053 S Bruce Ave	0.68mi	3/1.5 (+1)	1,100 (+12%)	10mo	$164,900	$150	33

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-7,019
• Equity at exit: $17,892

10-year hold

• IRR: 6.0%
• Equity multiple: 1.48×
• Total profit: $16,210
• Equity at exit: $10,375

Cash invested: $33,600 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,156 high
• Mortgage (P&I): −$629
• Tax from tax record: −$72 /mo · $868/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $162

Break-even live

Break-even rent $951

Max offer price $120,000

Occupancy floor 81%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3080 E Cherry St Unit H104-ADA Springfield, MO	3.0	2.0	1030	$1,565	$1.52	43d	1	0.41mi
3080 E Cherry St Unit G308 Springfield, MO	2.0	2.0	730	$1,245	$1.71	43d	1	0.41mi
3080 E Cherry St Unit D312 Springfield, MO	2.0	2.0	730	$1,125	$1.54	23d	1	0.41mi
3080 E Cherry St Unit F104-ADA Springfield, MO	3.0	2.0	1030	$1,500	$1.46	23d	1	0.41mi
2323 E Cherry St Springfield, MO	2.0	1.5	750	$1,195	$1.59	13d	1	0.59mi
2323 E Cherry St Springfield, MO	2.0	1.5	750	$1,195	$1.59	23d	1	0.59mi
1302 S Estate Ave Springfield, MO	2.0	1.0	768	$1,100	$1.43	23d	1	0.79mi
2154 E Cairo St Springfield, MO	3.0	2.0	1100	$1,395	$1.27	43d	1	0.86mi
504 N Patterson Ave Apt C Springfield, MO	2.0	1.0	760	$725	$0.95	43d	1	0.89mi
3455 E Lombard St Springfield, MO	2.0	2.0	828	$905	$1.09	43d	1	0.91mi
3501 E Lombard St Springfield, MO	1.0–3.0	1.0–2.0	800	$905	$1.13	43d	1	0.93mi
3440 E Lombard St Unit 110 Springfield, MO	2.0	1.5	900	$875	$0.97	43d	1	0.93mi
3440 E Lombard St Unit 129 Springfield, MO	2.0	1.5	900	$875	$0.97	23d	1	0.93mi
2013 E Cherry St Springfield, MO	1.0	1.0	740	$1,200	$1.62	23d	1	0.97mi
1225 S Ingram Mill Rd Springfield, MO	1.0–2.0	1.0–2.0	1150	$2,345	$2.04	13d	4	0.98mi
908 S Crutcher Ave Unit B Springfield, MO	1.0	1.0	750	$915	$1.22	23d	1	1.04mi
928 S Crutcher Ave Unit C Springfield, MO	1.0	1.0	600	$650	$1.08	43d	1	1.04mi
861 S Crutcher Ave Springfield, MO	2.0	1.0	650	$695	$1.07	13d	1	1.08mi
2146 E Bennett St Unit 0 Springfield, MO	2.0	1.0	1009	$895	$0.89	43d	1	1.09mi
1834 E Monroe St Springfield, MO	2.0	1.0	792	$895	$1.13	43d	1	1.14mi
2072 E Bennett St Springfield, MO	1.0–2.0	1.0	750	$935	$1.25	43d	5	1.16mi
2831 E University St Springfield, MO	2.0	1.0	950	$1,195	$1.26	13d	1	1.22mi
2831 E University St Springfield, MO	2.0	1.0	975	$1,095	$1.12	23d	1	1.22mi
2942 E Stanford St Apt B Springfield, MO	2.0	1.0	784	$750	$0.96	23d	1	1.22mi
2020 E Bennett St Springfield, MO	1.0–2.0	1.0	743	$930	$1.25	43d	6	1.24mi
726 S Kentwood Ave Springfield, MO	2.0	1.0	1116	$1,295	$1.16	13d	1	1.27mi
2149 E Sunshine St Springfield, MO	1.0–2.0	1.0–1.5	671	$1,453	$2.17	13d	20	1.34mi

Listing history 19 events

1. 2026-06-18
   days on market $120,000 Active 16 DOM
2. 2026-06-17
   days on market $120,000 Active 15 DOM
3. 2026-06-16
   days on market $120,000 Active 14 DOM
4. 2026-06-15
   days on market $120,000 Active 13 DOM
5. 2026-06-14
   days on market $120,000 Active 11 DOM
6. 2026-06-10
   days on market $120,000 Active 8 DOM
7. 2026-06-09
   days on market $120,000 Active 7 DOM
8. 2026-06-08
   days on market $120,000 Active 6 DOM
9. 2026-06-07
   statusdays on market $120,000 Active 5 DOM
10. 2026-05-22
    listed $120,000 Active
11. 2023-06-16
    soldstatus Closed 258-char remark

    Show marketing remark (258 chars)

    Dont miss this cute little home that needs to be brought back to its former glory. This house has 3 bedrooms, an attached 2 car garage, hardwood floors, central heat and air, and is located in a great area. Selling as-is. Call today for your private showing!

12. 2023-05-20
    status Pending 258-char remark

    Show marketing remark (258 chars)

    Dont miss this cute little home that needs to be brought back to its former glory. This house has 3 bedrooms, an attached 2 car garage, hardwood floors, central heat and air, and is located in a great area. Selling as-is. Call today for your private showing!

13. 2023-05-18
    status Active 258-char remark

    Show marketing remark (258 chars)

    Dont miss this cute little home that needs to be brought back to its former glory. This house has 3 bedrooms, an attached 2 car garage, hardwood floors, central heat and air, and is located in a great area. Selling as-is. Call today for your private showing!

14. 2023-05-18
    price $84,000 258-char remark

    Show marketing remark (258 chars)

    Dont miss this cute little home that needs to be brought back to its former glory. This house has 3 bedrooms, an attached 2 car garage, hardwood floors, central heat and air, and is located in a great area. Selling as-is. Call today for your private showing!

15. 2023-04-29
    status Pending 258-char remark

    Show marketing remark (258 chars)

    Dont miss this cute little home that needs to be brought back to its former glory. This house has 3 bedrooms, an attached 2 car garage, hardwood floors, central heat and air, and is located in a great area. Selling as-is. Call today for your private showing!

16. 2023-04-28
    listed $89,997 Active 258-char remark

    Show marketing remark (258 chars)

    Dont miss this cute little home that needs to be brought back to its former glory. This house has 3 bedrooms, an attached 2 car garage, hardwood floors, central heat and air, and is located in a great area. Selling as-is. Call today for your private showing!

17. 2008-10-27
    soldstatus
18. 2008-03-17
    listed $67,500
19. 2004-04-27
    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: $868 · $72/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$296/yr (+$25/mo · 34.0%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,874
• − Mortgage interest: −$6,722
• − Property taxes: −$868
• − Insurance: −$600
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$3,491
• Taxable loss: −$27
• Est. tax savings @ 24.0%: +$6
• After-tax cash flow: $1,947/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

+77.8% since first listed

10 events — show timeline

• 2026-05-22 Listed $120,000 SOMO
• 2023-06-16 Sold (MLS) — SOMO
• 2023-05-20 Pending — SOMO
• 2023-05-18 Relisted — SOMO
• 2023-05-18 Price Changed $84,000 SOMO
• 2023-04-29 Pending — SOMO
• 2023-04-28 Listed $89,997 SOMO
• 2008-10-27 Sold (Public Records) — Public Records
• 2008-03-17 Listed $67,500 SOMO
• 2004-04-27 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $868 · -0.5% YoY. Source: county tax records.