1448 E Florida St · Springfield, MO 65803

$120,000

2 bd · 1.0 ba · 944 sqft · SingleFamily public records · 28 Days on market

Built 1894 6,970 sqft lot $127/sqft · 11% below area Est $135k · 11% 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 +12.5/15.0
• DSCR +4.7/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +3.2/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

1 Car detached garage, not many in this price range have a garage! New paint inside and out! New roof! * * This home qualifies for $0 down and special financing through MHDC! Ask your lender for details! * * Adorable restored bungalow close to commercial street shopping and restaurants! Brand new roof with 7 year warranty!! Fresh paint everywhere, new bathroom, new kitchen, new vinyl wood-look flooring throughout, laundry/mud room leads to large backyard, new privacy fence on one side, 1 car detached garage also with brand new roof! Brand new sewer line from house to city main. Refrigerator stays!Don't miss this one! It's cute as a button!Also available for rent. Inquire with agent for de

Key facts

• New privacy fence
• New bathroom
• Large backyard

Tags

• DETACHED GARAGE
• RESTORED BUNGALOW
• LARGE BACKYARD
• NEW PRIVACY FENCE
• NEW SEWER LINE
• NEW BATHROOM

Property features AI

Exterior

• Parking: One-car garage; Driveway access; Alley access; Gravel parking areas
• Utilities: Public water; Public sewer; Public maintained road (city street); Concrete and gravel road surfaces
• Home design: Single-family residence; One story
• Construction: Wood siding; Built with composition roof
• Exterior features: Covered front porch; Partial privacy fencing; Composition roof

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher; Refrigerator; Gas water heater
• Flooring: Laminate flooring
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Forced air heating; Central air conditioning
• Interior features: High ceilings
• Laundry & utility: Laundry on 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 $45 ($546/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 (19.9% below list).
• Recommended offer: $96k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Weller Elem. (math 17% / reading 32%, grade F, #879 of 1,115 statewide, top 81%, 297 students, 83% FRL); Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL) — zoned schools average 67% FRL vs 46% district-wide (21 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 28 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts 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 1894 — 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 $96,097 (19.9% below list)

Questions for the listing agent

1. Built in 1894 — 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. 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?
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: 0.80% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 10.4

CMA / ARV

• ARV (median comp): $135,163
• List price: $120,000
• Delta: -11.22%
• 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
1433 E Commercial St	0.05mi	2/1.0	1,008 (+7%)	1mo	$124,900	$124	85
2111 N Rogers Ave	0.34mi	2/1.0	962 (+2%)	1mo	$165,000	$172	80
2036 N Prospect Ave	0.30mi	2/1.0	976 (+3%)	0mo	$125,000	$128	80
2030 N Fremont Ave	0.22mi	2/1.5	906 (-4%)	3mo	$119,000	$131	78
2110 N Pickwick Ave	0.30mi	2/1.0	1,022 (+8%)	1mo	$132,500	$130	72
1112 E Dale St	0.52mi	2/1.0	988 (+5%)	1mo	$114,900	$116	67
1433 E Division St	0.36mi	2/1.0	844 (-11%)	0mo	$115,000	$136	65
1601 N Rogers Ave	0.34mi	2/1.0	840 (-11%)	3mo	$129,900	$155	64
2023 N Taylor Ave	0.48mi	2/1.0	1,035 (+10%)	2mo	$80,000	$77	60
1341 N Fremont Ave	0.54mi	3/2.0 (+1)	984 (+4%)	1mo	$121,800	$124	58
1129 N Rogers Ave	0.75mi	1/1.0 (-1)	930 (-2%)	1mo	$94,900	$102	57
2033 N Taylor Ave	0.48mi	3/1.0 (+1)	1,036 (+10%)	2mo	$120,000	$116	55

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: -12.6%
• Equity multiple: 0.54×
• Total profit: $-15,390
• Equity at exit: $17,892

10-year hold

• IRR: -2.0%
• Equity multiple: 0.86×
• Total profit: $-4,792
• 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 65803

• Home prices YoY: -29.8%
• Rents YoY: 4.2%
• Active inventory: 394
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $961 high
• Mortgage (P&I): −$629
• Tax from tax record: −$34 /mo · $412/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $45

Break-even live

Break-even rent $903

Max offer price $120,000

Occupancy floor 90%

Sensitivity live

Price	-10% $113	-5% $79	+0% $45	+5% $12	+10% $-22
Rent	-10% $-30	-5% $8	+0% $45	+5% $83	+10% $121
Rate	-1.0pp $106	-0.5pp $76	base $45	+0.5pp $14	+1.0pp $-17

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 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1501 E Blaine St Springfield, MO	2.0	1.0	958	$695	$0.73	24d	1	0.12mi
2054 N Rogers Ave Springfield, MO	2.0	1.0	888	$925	$1.04	14d	1	0.29mi
1529 N Weller Ave Springfield, MO	2.0	1.0	870	$995	$1.14	24d	1	0.31mi
1710 E Commercial St Unit B Springfield, MO	2.0	1.0	950	$775	$0.82	44d	1	0.35mi
1636 N National Ave Springfield, MO	3.0	1.5	1000	$995	$0.99	44d	1	0.37mi
1112 E Locust St Springfield, MO	2.0	1.0	840	$945	$1.12	24d	1	0.49mi
1447 E Oakwood Ln Springfield, MO	2.0	2.0	982	$1,395	$1.42	44d	1	0.52mi
2337 N Delaware Ave Springfield, MO	2.0	1.0	876	$1,195	$1.36	44d	1	0.58mi
2313 N Rogers Ave Unit 1 Springfield, MO	2.0	2.0	882	$950	$1.08	14d	1	0.58mi
2345 N Prospect Ave Springfield, MO	2.0	1.0	792	$850	$1.07	14d	1	0.65mi
2337 N Ramsey Ave Springfield, MO	2.0	1.0	882	$875	$0.99	14d	1	0.67mi
2234 N Travis Ave Springfield, MO	1.0	1.0	890	$750	$0.84	44d	1	0.70mi
805 E Garfield St Springfield, MO	2.0	1.0	950	$950	$1.00	14d	1	0.77mi
1306 N Frisco Ave Apt A Springfield, MO	2.0	1.5–2.0	970	$995	$1.03	14d	19	0.78mi
716 E Locust St Unit A Springfield, MO	2.0	1.0	915	$850	$0.93	24d	1	0.82mi
2346 N Kellett Ave Apt B Springfield, MO	1.0	1.0	550	$825	$1.50	44d	1	0.90mi
2034 N Washington Ave Springfield, MO	2.0	1.0	800	$875	$1.09	44d	1	0.92mi
1409 N Washington Ave Springfield, MO	2.0	1.0	839	$1,405	$1.67	14d	2	1.05mi
407 E Dale St Apt B Springfield, MO	2.0	1.0	720	$795	$1.10	14d	1	1.12mi
1623 N Jefferson Ave Unit B Springfield, MO	1.0	1.0	750	$950	$1.27	44d	1	1.14mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	44d	1	1.15mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	44d	1	1.21mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	21d	1	1.29mi
2650 N Barnes Ave Apt C22 Springfield, MO	2.0	2.0	1100	$1,000	$0.91	44d	1	1.33mi
1825 N Oak Grove Ave Springfield, MO	3.0	1.0	852	$995	$1.17	44d	1	1.36mi
3000 N Kentwood Ave Springfield, MO	1.0	1.0	650	$650	$1.00	14d	1	1.39mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	44d	1	1.40mi
1246 E Norton Rd Springfield, MO	1.0	1.0	650	$595	$0.92	44d	1	1.40mi
2940 N East Ave Springfield, MO	2.0	2.0	915	$700	$0.77	14d	1	1.46mi

Listing history 35 events

1. 2026-06-18
   days on market $120,000 Active 28 DOM
2. 2026-06-17
   days on market $120,000 Active 27 DOM
3. 2026-06-16
   days on market $120,000 Active 26 DOM
4. 2026-06-15
   days on market $120,000 Active 25 DOM
5. 2026-06-14
   days on market $120,000 Active 23 DOM
6. 2026-06-10
   days on market $120,000 Active 20 DOM
7. 2026-06-09
   days on market $120,000 Active 19 DOM
8. 2026-06-08
   days on market $120,000 Active 18 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    pricestatusdays on market $120,000 Active 17 DOM
11. 2026-05-15
    status Pending 649-char remark
12. 2026-04-30
    listed $120,700 Active 649-char remark
13. 2026-04-20
    price $121,700
14. 2026-04-08
    status Active
15. 2026-04-08
    price $122,700
16. 2026-04-01
    status Pending
17. 2026-03-23
    status Active
18. 2026-03-10
    status Pending
19. 2026-03-06
    price $121,500
20. 2026-01-17
    price $122,000
21. 2025-12-26
    price $123,000
22. 2025-12-16
    listed $123,500 Active
23. 2025-12-04
    price $124,225
24. 2025-11-25
    price $124,775
25. 2025-11-13
    price $124,999
26. 2025-10-22
    price $125,500
27. 2025-10-10
    price $126,000
28. 2025-09-24
    price $127,000
29. 2025-09-11
    price $128,500
30. 2025-08-25
    listed $129,000 Active
31. 2025-07-25
    listed $129,000 Active
32. 2025-06-20
    soldstatus
33. 2025-06-18
    soldstatus Closed
34. 2025-06-11
    status Pending
35. 2025-06-04
    listed $70,000 Active

ⓘ 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: $412 · $34/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$752/yr (+$63/mo · 182.2%)

ⓘ 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: $11,532
• − Mortgage interest: −$6,722
• − Property taxes: −$412
• − Insurance: −$600
• − Repairs & maintenance: −$923
• − Management: −$923
• − Depreciation: −$3,491
• Taxable loss: −$1,539
• Est. tax savings @ 24.0%: +$369
• After-tax cash flow: $915/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

+71.4% since first listed

27 events — show timeline

• 2026-06-05 Price Changed $120,000 SOMO
• 2026-06-05 Relisted — SOMO
• 2026-05-15 Pending — SOMO
• 2026-04-30 Listed $120,700 SOMO
• 2026-04-20 Price Changed $121,700 SOMO
• 2026-04-08 Relisted — SOMO
• 2026-04-08 Price Changed $122,700 SOMO
• 2026-04-01 Pending — SOMO
• 2026-03-23 Relisted — SOMO
• 2026-03-10 Pending — SOMO
• 2026-03-06 Price Changed $121,500 SOMO
• 2026-01-17 Price Changed $122,000 SOMO
• 2025-12-26 Price Changed $123,000 SOMO
• 2025-12-16 Listed $123,500 SOMO
• 2025-12-04 Price Changed $124,225 SOMO
• 2025-11-25 Price Changed $124,775 SOMO
• 2025-11-13 Price Changed $124,999 SOMO
• 2025-10-22 Price Changed $125,500 SOMO
• 2025-10-10 Price Changed $126,000 SOMO
• 2025-09-24 Price Changed $127,000 SOMO
• 2025-09-11 Price Changed $128,500 SOMO
• 2025-08-25 Listed $129,000 SOMO
• 2025-07-25 Listed $129,000 SOMO
• 2025-06-20 Sold (Public Records) — Public Records
• 2025-06-18 Sold (MLS) — SOMO
• 2025-06-11 Pending — SOMO
• 2025-06-04 Listed $70,000 SOMO

Property tax history

+2.5%/yr

Latest (2025): $412 · +15.3% YoY. Source: county tax records.