4346 W Maple St · Springfield, MO 65802

$78,000

1 bd · 1.0 ba · 672 sqft · SingleFamily public records · 35 Days on market

Built 1948 8,712 sqft lot $116/sqft · 50% below area Est $155k · 50% under

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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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

As-is sale -- priced for investors. Currently tenant occupied at $585/month. Property is zoned General Commercial, opening the door for a variety of commercial, retail, or mixed-use redevelopment opportunities beyond residential use.

Key facts

• 8,712 sq ft lot
• Built 1948
• Listed 35 days

Property features AI

Finance

• Other: Lot approximately 0.2 acre
• Financial info: Annual tax amount listed
• HOA & community: Subdivision: Mahn

Exterior

• Parking: Not specified
• Security: Not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One story
• Construction: Not specified
• Exterior features: City street frontage; Asphalt road access; Publicly maintained road

Interior

• Kitchen: Not specified
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Natural gas heating; Forced air
• Interior features: One-level layout; Central air conditioning; Natural gas forced-air heating
• Laundry & utility: Not specified

🏷️ Possibly a rental listed for sale. The $78,000 price doesn't fit this home's estimated sale value (~$154,748) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($921 rent vs $78k).
• Recommended offer: $76k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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.
• Willard R-II (rural): math 41% / reading 50% proficiency, ranked #83 of 324 in MO (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Willard South Elem. (math 47% / reading 47%, grade D-, #347 of 1,115 statewide, top 35%, 391 students, 52% FRL); Willard Middle (math 43% / reading 48%, grade D+, #105 of 391 statewide, top 27%, 741 students, 32% FRL); Willard High (math 37% / reading 60%, grade D, #147 of 521 statewide, top 29%, 1,381 students, 29% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: Rents rising fast (+4.8%/yr); 513 active listings in the ZIP; 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 $539 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($76k) 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 1948 — 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 $75,660 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.18% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.45%
• DSCR: 1.64
• GRM: 7.1

CMA / ARV

• ARV (median comp): $154,748
• List price: $78,000
• Delta: -49.60%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
670 N Meteor Ave	0.23mi	2/1.0 (+1)	764 (+14%)	19mo	$148,000	$194	45

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: 6.7%
• Equity multiple: 1.27×
• Total profit: $5,800
• Equity at exit: $11,630

10-year hold

• IRR: 17.4%
• Equity multiple: 2.55×
• Total profit: $33,807
• Equity at exit: $6,744

Cash invested: $21,840 (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: 513
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $921 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$23 /mo · $276/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $263

Break-even live

Break-even rent $588

Max offer price $78,000

Occupancy floor 66%

Sensitivity live

Price	-10% $307	-5% $285	+0% $263	+5% $241	+10% $219
Rent	-10% $190	-5% $227	+0% $263	+5% $299	+10% $336
Rate	-1.0pp $302	-0.5pp $283	base $263	+0.5pp $243	+1.0pp $222

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $78,000 Active 35 DOM
2. 2026-06-17
   days on market $78,000 Active 34 DOM
3. 2026-06-16
   days on market $78,000 Active 33 DOM
4. 2026-06-15
   days on market $78,000 Active 32 DOM
5. 2026-06-14
   days on market $78,000 Active 30 DOM
6. 2026-06-13
   days on market $78,000 Active 29 DOM
7. 2026-06-10
   days on market $78,000 Active 27 DOM
8. 2026-06-09
   days on market $78,000 Active 26 DOM
9. 2026-06-08
   days on market $78,000 Active 25 DOM
10. 2026-06-07
    days on market $78,000 Active 24 DOM
11. 2026-06-03
    days on market $78,000 Active 20 DOM
12. 2026-06-02
    days on market $78,000 Active 19 DOM
13. 2026-06-01
    days on market $78,000 Active 18 DOM
14. 2026-05-31
    days on market $78,000 Active 17 DOM
15. 2026-05-30
    days on market $78,000 Active 16 DOM
16. 2026-05-14
    listed $78,000 Active 233-char remark
17. 2019-07-25
    soldstatus $565,000
18. 2016-07-27
    listed $66,961
19. 2005-07-25
    soldstatus
20. 2002-06-27
    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: $276 · $23/mo
• Projected year-2 tax: $757 · $63/mo
• Expected delta: +$480/yr (+$40/mo · 173.9%)

ⓘ 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 ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,052
• − Mortgage interest: −$4,369
• − Property taxes: −$276
• − Insurance: −$390
• − Repairs & maintenance: −$884
• − Management: −$884
• − Depreciation: −$2,269
• Taxable income: $1,979
• Est. tax owed @ 24.0%: −$475
• After-tax cash flow: $2,682/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: Willard R-II
• NCES district ID: 2932010
• Math proficiency: 41% ▼ -2.00%
• Reading proficiency: 50% ▼ -2.00%
• Median HH income: $50,200
• Composite: 39.04/100
• National rank: #4063
• State rank: #83 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

+16.5% since first listed

5 events — show timeline

• 2026-05-14 Listed $78,000 SOMO
• 2019-07-25 Sold (Public Records) $565,000 Public Records
• 2016-07-27 Listed $66,961 SOMO
• 2005-07-25 Sold (Public Records) — Public Records
• 2002-06-27 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $276 · +18.9% YoY. Source: county tax records.