2102 S Delaware Ave · Springfield, MO 65804

$220,000

4 bd · 2.0 ba · 1,856 sqft · Other public records · 2 Days on market

Built 1958 9,148 sqft lot

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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 +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• 1% rule +3.2/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fantastic duplex located on the southeast side of Springfield close to Mercy, shopping, and restaurants. Perfectly situated for access to Glenstone Ave. , National & Sunshine St. Each unit features 2 bedrooms 1 bath and 1 car garage. Hardwood & vinyl flooring Maintenance free siding & brick. One side is currently rented for $900 a month. The HVAC and Hot Water Heater were replaced 3 years ago.

Key facts

• Close to restaurants
• Southeast side
• Brick

Tags

• DUPLEX
• SOUTHEAST SIDE
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS
• MAINTENANCE FREE SIDING
• BRICK

Property features AI

Exterior

• Parking: 2-car garage; Heated garage; Driveway; Garage faces front
• Utilities: Public water; Public sewer
• Home design: Duplex (residential income property); One level
• Construction: Brick construction; Composition/asphalt roof
• Exterior features: Rain gutters; Storm door(s); Chain link fencing; Shed(s); Has a view; Few trees on the lot; City street frontage; Publicly maintained road

Interior

• Kitchen: Electric oven; Free-standing electric oven; Microwave; Refrigerator
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating; Forced air heating; Central heating
• Interior features: High-speed internet available; Laminate countertops; Insulated double-pane windows
• Laundry & utility: Laundry on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $220k.

Deal economics

• At list price, monthly cash flow is $51 ($607/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 $180k (18.4% below list).
• Recommended offer: $180k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Delaware Elem. (math 27% / reading 37%, grade F, #761 of 1,115 statewide, top 72%, 303 students, 66% FRL); Jarrett Middle (math 19% / reading 40%, grade F, #291 of 391 statewide, top 76%, 445 students, 70% FRL); Parkview High (math 11% / reading 40%, grade F, #433 of 521 statewide, top 83%, 1,234 students, 62% FRL) — zoned schools average 66% FRL vs 46% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 266 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• This rent runs 35% of the median local income ($62k/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 $2k of loan paydown is wiped out by about $7k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $179,536 (18.4% below list)

Questions for the listing agent

1. Built in 1958 — 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: 0.82% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.23% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-32,076
• Equity at exit: $32,803

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-22,335
• Equity at exit: $19,022

Cash invested: $61,600 (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 65804

• Rents YoY: 3.2%
• Active inventory: 266
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,795 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$122 /mo · $1,468/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $51

Break-even live

Break-even rent $1,731

Max offer price $220,000

Occupancy floor 92%

Sensitivity live

Price	-10% $175	-5% $113	+0% $51	+5% $-12	+10% $-74
Rent	-10% $-91	-5% $-20	+0% $51	+5% $122	+10% $192
Rate	-1.0pp $161	-0.5pp $107	base $51	+0.5pp $-6	+1.0pp $-64

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1477 E Lindberg St Springfield, MO	3.0	1.0	1300	$1,445	$1.11	15d	1	0.16mi
1259 E Berkeley St Springfield, MO	3.0	2.0	1382	$1,699	$1.23	45d	1	0.52mi
1855 S Valleyroad Ave Springfield, MO	4.0	2.0	1920	$2,300	$1.20	45d	1	0.56mi
2535 S Prospect Ave Springfield, MO	3.0	2.0	1404	$1,595	$1.14	15d	1	0.72mi
2308 S Hampton Ave Springfield, MO	3.0	1.5	1440	$1,650	$1.15	45d	1	0.76mi
1918 S Kings Ave Springfield, MO	3.0	2.0	1520	$2,200	$1.45	45d	1	0.87mi
1044 E Linwood Dr Springfield, MO	3.0	1.5	1720	$1,750	$1.02	45d	1	1.03mi
2020 E Holly Ct Springfield, MO	3.0	2.0	1718	$1,595	$0.93	45d	1	1.32mi
1911 S Saratoga Ave Springfield, MO	3.0	2.5	2330	$2,400	$1.03	25d	1	1.38mi
2641 E Verona St Springfield, MO	3.0	2.0	1293	$1,750	$1.35	25d	1	1.50mi

Listing history 5 events

1. 2026-06-02
   status $220,000 Pending 2 DOM
2. 2026-06-01
   days on market $220,000 Active 2 DOM
3. 2026-06-01
   status $220,000 Active 1 DOM
4. 2026-05-26
   listed $220,000 Active
5. 2016-07-05
   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: $1,468 · $122/mo
• Projected year-2 tax: $2,134 · $178/mo
• Expected delta: +$666/yr (+$55/mo · 45.3%)

ⓘ 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 ≥105°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: $21,544
• − Mortgage interest: −$12,323
• − Property taxes: −$1,468
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,724
• − Management: −$1,724
• − Depreciation: −$6,400
• Taxable loss: −$3,194
• Est. tax savings @ 24.0%: +$767
• After-tax cash flow: $1,374/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): 40,935
• Household income: $62,301
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 1412.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 4% Black 2% Asian 2%
• Common ancestry: Italian 3% Lithuanian 3% Slovak 3%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 2% 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: ▼ -271.81%
• Current HPI: 197.8418
• Rent YoY: ▲ 3.23%
• 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

2 events — show timeline

• 2026-05-26 Listed $220,000 SOMO
• 2016-07-05 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,468 · +26.8% YoY. Source: county tax records.