1631 N Kentwood Ave · Springfield, MO 65803

$145,000

3 bd · 1.0 ba · 1,012 sqft · SingleFamily public records · 6 Days on market

Built 1953 7,405 sqft lot Est $133k · 9% over

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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 +12.8/30.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• ARV discount +3.3/15.0
• Schools +3.2/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Subject to local bank short sale approval. Answers will be received within a week. Currently leased for $550 per month. SOLD AS IS.

Key facts

• Quiet street
• Split bedrooms
• 7,405 sq ft lot

Tags

• QUIET STREET
• SEPARATE LIVING SPACES
• SPLIT BEDROOMS
• PARTIALLY FENCED BACKYARD

Property features AI

Finance

• Other: Property type: Residential

Exterior

• Parking: Garage with 1 space; Driveway
• Utilities: Public water; Public sewer
• Home design: Single family residence; One level
• Construction: Vinyl siding; Built with composition roof
• Exterior features: Covered patio/porch; Partial chain link fencing; Composition roof; Public-maintained asphalt road frontage on a city street; Has a view

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher; Refrigerator
• Flooring: Hardwood flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fan(s)
• Interior features: Dishwasher; Refrigerator; Electric oven; Free-standing electric oven; Gas water heater
• Laundry & utility: Laundry located on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-12 ($-148/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (24.5% below list).
• Recommended offer: $109k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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); Pipkin Middle (math 20% / reading 29%, grade F, #324 of 391 statewide, top 83%, 340 students, 82% FRL); Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL) — zoned schools average 72% FRL vs 46% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.2%/yr); 401 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $109,420 (24.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1953 — 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. 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?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.36%
• DSCR: 0.98
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $132,572
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1604 E Commercial St	0.17mi	3/1.0	1,050 (+4%)	4mo	$157,900	$150	83
1433 E Commercial St	0.33mi	2/1.0 (-1)	1,008 (-0%)	1mo	$124,900	$124	78
1725 N Weller Ave	0.24mi	2/1.5 (-1)	1,088 (+8%)	1mo	$130,000	$119	69
1341 N Fremont Ave	0.46mi	3/2.0	984 (-3%)	1mo	$121,800	$124	69
1455 E Commercial St	0.30mi	2/1.0 (-1)	1,087 (+7%)	4mo	$142,000	$131	65
2110 N Pickwick Ave	0.58mi	2/1.0 (-1)	1,022 (+1%)	1mo	$132,500	$130	65
1613 N Weller Ave	0.23mi	3/1.0	1,160 (+15%)	3mo	$149,000	$128	62
2036 N Prospect Ave	0.63mi	2/1.0 (-1)	976 (-4%)	1mo	$125,000	$128	59
2111 N Rogers Ave	0.66mi	2/1.0 (-1)	962 (-5%)	1mo	$165,000	$172	55
1133 N Prospect Ave	0.72mi	2/1.0 (-1)	972 (-4%)	4mo	$140,000	$144	51
2030 N Fremont Ave	0.54mi	2/1.5 (-1)	906 (-10%)	3mo	$119,000	$131	48
1077 E Blaine St	0.71mi	2/2.0 (-1)	1,060 (+5%)	4mo	$149,000	$141	47

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: -15.7%
• Equity multiple: 0.43×
• Total profit: $-22,959
• Equity at exit: $21,620

10-year hold

• IRR: -5.6%
• Equity multiple: 0.62×
• Total profit: $-15,432
• Equity at exit: $12,537

Cash invested: $40,600 (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: 401
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,094 high
• Mortgage (P&I): −$760
• Tax from tax record: −$56 /mo · $671/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $-12

Break-even live

Break-even rent $1,110

Max offer price $142,824

Occupancy floor 96%

Sensitivity live

Price	-10% $70	-5% $29	+0% $-12	+5% $-53	+10% $-94
Rent	-10% $-99	-5% $-56	+0% $-12	+5% $31	+10% $74
Rate	-1.0pp $61	-0.5pp $25	base $-12	+0.5pp $-50	+1.0pp $-88

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1710 E Commercial St Unit B Springfield, MO	2.0	1.0	950	$775	$0.82	45d	1	0.15mi
1501 E Blaine St Springfield, MO	2.0	1.0	958	$695	$0.73	25d	1	0.23mi
1529 N Weller Ave Springfield, MO	2.0	1.0	870	$995	$1.14	25d	1	0.27mi
1339 E Division St Springfield, MO	3.0	2.0	1186	$1,350	$1.14	25d	1	0.47mi
1636 N National Ave Springfield, MO	3.0	1.5	1000	$995	$0.99	45d	1	0.61mi
2054 N Rogers Ave Springfield, MO	2.0	1.0	888	$925	$1.04	15d	1	0.61mi
2221 N Weller Ave Springfield, MO	3.0	2.0	1215	$1,395	$1.15	15d	1	0.67mi
1112 E Locust St Springfield, MO	2.0	1.0	840	$945	$1.12	25d	1	0.68mi
1447 E Oakwood Ln Springfield, MO	2.0	2.0	982	$1,395	$1.42	45d	1	0.77mi
2337 N Delaware Ave Springfield, MO	2.0	1.0	876	$1,195	$1.36	45d	1	0.78mi
2323 E Division St Springfield, MO	4.0	2.0	1156	$1,495	$1.29	25d	1	0.86mi
2153 N National Ave Springfield, MO	3.0	1.0	1163	$1,195	$1.03	15d	1	0.86mi
2313 N Rogers Ave Unit 1 Springfield, MO	2.0	2.0	882	$950	$1.08	15d	1	0.87mi
1306 N Frisco Ave Apt A Springfield, MO	2.0	1.5–2.0	970	$995	$1.03	15d	19	0.87mi
2345 N Prospect Ave Springfield, MO	2.0	1.0	792	$850	$1.07	15d	1	0.95mi
2337 N Ramsey Ave Springfield, MO	2.0	1.0	882	$875	$0.99	15d	1	0.98mi
716 E Locust St Unit A Springfield, MO	2.0	1.0	915	$850	$0.93	25d	1	1.05mi
1825 N Oak Grove Ave Springfield, MO	3.0	1.0	852	$995	$1.17	45d	1	1.09mi
805 E Garfield St Springfield, MO	2.0	1.0	950	$950	$1.00	15d	1	1.10mi
2508 N National Ave Springfield, MO	4.0	2.0	866	$1,195	$1.38	15d	1	1.16mi
STE Springfield, MO	3.0	2.0	1477	$1,600	$1.08	15d	2	1.23mi
1409 N Washington Ave Springfield, MO	2.0	1.0	839	$1,405	$1.67	15d	2	1.24mi
2034 N Washington Ave Springfield, MO	2.0	1.0	800	$875	$1.09	45d	1	1.24mi
2650 N Barnes Ave Unit A 23 Springfield, MO	3.0	2.0	1200	$1,200	$1.00	45d	1	1.28mi
2650 N Barnes Ave Apt C22 Springfield, MO	2.0	2.0	1100	$1,000	$0.91	45d	1	1.32mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	45d	1	1.45mi
407 E Dale St Apt B Springfield, MO	2.0	1.0	720	$795	$1.10	15d	1	1.45mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	45d	1	1.45mi
504 N Patterson Ave Apt C Springfield, MO	2.0	1.0	760	$725	$0.95	45d	1	1.45mi
2264 E Nora St Springfield, MO	3.0	1.5	1366	$1,200	$0.88	15d	1	1.46mi

Listing history 7 events

1. 2026-05-22
   status Active
2. 2026-05-22
   price $145,000
3. 2026-05-06
   status Pending
4. 2026-05-04
   listed $139,900 Active
5. 2015-04-01
   soldstatus
6. 2015-03-27
   soldstatus 131-char remark

   Show marketing remark (131 chars)

   Subject to local bank short sale approval. Answers will be received within a week. Currently leased for $550 per month. SOLD AS IS.

7. 2015-02-10
   listed $34,900 131-char remark

   Show marketing remark (131 chars)

   Subject to local bank short sale approval. Answers will be received within a week. Currently leased for $550 per month. SOLD AS IS.

ⓘ 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: $671 · $56/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$735/yr (+$61/mo · 109.6%)

ⓘ 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
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,130
• − Mortgage interest: −$8,122
• − Property taxes: −$671
• − Insurance: −$725
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$4,218
• Taxable loss: −$2,707
• Est. tax savings @ 24.0%: +$650
• After-tax cash flow: $502/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

+315.5% since first listed

7 events — show timeline

• 2026-05-22 Relisted — SOMO
• 2026-05-22 Price Changed $145,000 SOMO
• 2026-05-06 Pending — SOMO
• 2026-05-04 Listed $139,900 SOMO
• 2015-04-01 Sold (Public Records) — Public Records
• 2015-03-27 Sold (MLS) — SOMO
• 2015-02-10 Listed $34,900 SOMO

Property tax history

+2.5%/yr

Latest (2025): $671 · +10.9% YoY. Source: county tax records.