939 S Missouri Ave · Springfield, MO 65806

$115,000

2 bd · 1.0 ba · 1,369 sqft · SingleFamily public records · 1 Days on market

Built 1908 0.41 ac lot $84/sqft · 27% below area Est $157k · 27% under

---

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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.3/10.0
• 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

NEW ROOF on this fabulous turn of the century home with two living ares, attached garage, double lot, covered front porch, vinyl siding, hi-efficient central HVAC and new windows installed in 2009.Seller is unaware of any issues, but plans to sell the home in it's current 'as-is' condition.

Key facts

• Covered front porch
• Attached garage
• Double lot

Tags

• NEW ROOF
• TWO LIVING AREAS
• ATTACHED GARAGE
• DOUBLE LOT
• COVERED FRONT PORCH
• VINYL SIDING

Property features AI

Exterior

• Parking: Garage (1 car) with rear-facing door and opener; Additional parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Composition roof
• Exterior features: Covered front porch; Shed(s); Asphalt road frontage on a public maintained city street

Interior

• Kitchen: Electric oven; Free-standing electric oven; Microwave; Refrigerator
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (forced air, natural gas); Central air conditioning; Ceiling fan(s)
• Interior features: Laminate counters; Window coverings and blinds; Has view
• Laundry & utility: Washer and dryer on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 8.6% 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; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,302 units permitted in Greene County in 2024 (250 in 5+ unit buildings).
• At $1,185/mo this rent would consume 51% of the median local household income ($28k/yr) (locally 1966% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $115,000

Questions for the listing agent

1. Built in 1908 — 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: 1.03% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.40%
• DSCR: 1.37
• GRM: 8.1

CMA / ARV

• ARV (median comp): $157,384
• List price: $115,000
• Delta: -26.93%
• 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
1044 S Missouri Ave	0.16mi	3/2.0 (+1)	1,344 (-2%)	6mo	$199,900	$149	75
856 S Missouri Ave	0.10mi	2/1.0	1,200 (-12%)	1mo	$159,000	$133	74
1022 S New Ave	0.20mi	2/2.0	1,459 (+7%)	3mo	$149,900	$103	74
1027 S Missouri Ave	0.11mi	3/2.0 (+1)	1,284 (-6%)	6mo	$199,900	$156	71
809 S Missouri	0.19mi	2/1.0	1,202 (-12%)	2mo	$145,000	$121	69
1027 S New Ave	0.22mi	3/1.5 (+1)	1,472 (+8%)	1mo	$179,900	$122	69
1070 W Madison Dr	0.26mi	3/2.0 (+1)	1,428 (+4%)	6mo	$247,995	$174	67
1107 S Weaver Ave	0.26mi	3/1.5 (+1)	1,269 (-7%)	4mo	$160,000	$126	65
817 S South Campbell Ave	0.45mi	3/1.5 (+1)	1,490 (+9%)	3mo	$149,900	$101	55
805 S Douglas Ave	0.22mi	3/2.0 (+1)	1,165 (-15%)	5mo	$40,000	$34	52
1071 W Madison Dr	0.28mi	3/2.0 (+1)	1,550 (+13%)	5mo	$256,995	$166	52
816 W Ildereen St	0.67mi	3/2.0 (+1)	1,170 (-14%)	2mo	$199,900	$171	34

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-2,904
• Equity at exit: $17,147

10-year hold

• IRR: 8.4%
• Equity multiple: 1.68×
• Total profit: $21,749
• Equity at exit: $9,943

Cash invested: $32,200 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,185 high
• Mortgage (P&I): −$603
• Tax from tax record: −$60 /mo · $720/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $225

Break-even live

Break-even rent $900

Max offer price $115,000

Occupancy floor 76%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
847 S Grant Ave Springfield, MO	2.0	1.0	1080	$815	$0.75	43d	1	0.17mi
505 W Grand St Springfield, MO	1.0–2.0	1.0–2.0	996	$1,395	$1.40	13d	1	0.28mi
1044 S Main Ave Springfield, MO	2.0	1.0	1089	$1,050	$0.96	43d	1	0.30mi
1112 S Grant Ave Unit 100 Springfield, MO	2.0	2.0	1193	$1,450	$1.22	43d	1	0.31mi
433 W Grand St Unit C Springfield, MO	2.0	1.0	1023	$1,295	$1.27	43d	1	0.34mi
930 W Harrison St Springfield, MO	3.0	2.0	1046	$1,150	$1.10	13d	1	0.36mi
627 S Fort Ave Springfield, MO	2.0	1.0	880	$895	$1.02	23d	1	0.51mi
630 S Market Ave Springfield, MO	3.0	2.0	1758	$2,150	$1.22	43d	1	0.51mi
741 South Ave Unit 5 Springfield, MO	1.0	1.0	950	$750	$0.79	43d	1	0.55mi
539 S Fort Ave Springfield, MO	2.0	1.0	1500	$1,025	$0.68	13d	1	0.57mi
1500 W Grand St Springfield, MO	2.0–3.0	1.0–1.5	1365	$1,245	$0.91	13d	3	0.61mi
710 W Walnut St Springfield, MO	3.0	2.0	1350	$1,695	$1.26	43d	1	0.64mi
1200 W Walnut St Springfield, MO	2.0	2.0	1000	$995	$0.99	13d	3	0.65mi
623 W Walnut St Springfield, MO	2.0	2.0	1180	$1,300	$1.10	43d	1	0.70mi
535 W Walnut St Springfield, MO	2.0	2.0	1096	$1,495	$1.36	43d	1	0.72mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	21d	5	0.79mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	23d	5	0.79mi
518 W College St Unit UBL 106 Springfield, MO	2.0	2.0	1200	$1,375	$1.15	43d	1	0.80mi
533 Bear Blvd Unit 111 Springfield, MO	1.0	1.0	1100	$649	$0.59	43d	1	0.84mi
520 W Olive St Springfield, MO	3.0	2.0	1445	$1,538	$1.06	13d	5	0.86mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	23d	5	0.87mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	13d	4	0.87mi
627 Bear Blvd Springfield, MO	2.0	2.0	943	$1,400	$1.48	43d	2	0.93mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	13d	8	0.93mi
2204 W Madison St Springfield, MO	3.0	1.0	960	$1,095	$1.14	13d	1	1.14mi
937 E Elm St Unit 07 Springfield, MO	2.0	1.0	893	$1,025	$1.15	43d	1	1.28mi
926 E Walnut St Unit 11 Springfield, MO	2.0	2.0	990	$1,075	$1.09	43d	1	1.29mi
1634 S Marion Ave Springfield, MO	3.0	1.0–2.0	845	$1,404	$1.66	13d	23	1.29mi
1014 E Walnut St Springfield, MO	2.0	2.0	1200	$1,200	$1.00	43d	1	1.36mi
1625 S Marion Ave Springfield, MO	1.0–2.0	1.0–2.0	900	$1,321	$1.47	13d	5	1.36mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	23d	1	1.37mi
2412 W Lincoln St Springfield, MO	3.0	1.0	1260	$1,295	$1.03	23d	1	1.39mi
1020 S Clifton Ave Springfield, MO	2.0	2.0	1010	$950	$0.94	23d	1	1.46mi
1040 S Clifton Ave Springfield, MO	2.0	2.0	1010	$945	$0.94	13d	1	1.47mi
1044 E Linwood Dr Springfield, MO	3.0	1.5	1720	$1,750	$1.02	43d	1	1.48mi
1228 E Belmont St Springfield, MO	1.0–2.0	1.0	802	$930	$1.16	43d	1	1.49mi

Listing history 3 events

1. 2026-05-07
   status Pending 291-char remark
2. 2026-05-06
   listed $115,000 Active 291-char remark
3. 2020-01-02
   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: $720 · $60/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$395/yr (+$33/mo · 54.8%)

ⓘ 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: $14,223
• − Mortgage interest: −$6,442
• − Property taxes: −$720
• − Insurance: −$575
• − Repairs & maintenance: −$1,138
• − Management: −$1,138
• − Depreciation: −$3,345
• Taxable income: $865
• Est. tax owed @ 24.0%: −$208
• After-tax cash flow: $2,497/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

3 events — show timeline

• 2026-05-07 Pending — SOMO
• 2026-05-06 Listed $115,000 SOMO
• 2020-01-02 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $720 · +24.8% YoY. Source: county tax records.