1210 W Atlantic St · Springfield, MO 65803

$159,900

3 bd · 2.0 ba · 1,350 sqft · SingleFamily public records · 23 Days on market

Built 1907 7,405 sqft lot $118/sqft · 9% below area Est $203k · 21% under ↓ 6% since listing

---

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).

• ARV discount +15.0/15.0
• Cash flow +11.6/30.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• DSCR +3.4/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

6br 2ba This Beautiful home has Great Potential! Pictures Do Not Do This Property Justice, Would Need To See For Yourself. High ceilings, formal dinning room, large laundry room and extra storage just inside the basement door. This storage area has a pull down 'bridge' to stand on and reach stored items! There is 5br 2ba inside of the house with another 1br and living area in the garage! Garage is around 315 sq ft. 2 of the bedrooms are non-conforming. Fenced in yard. Plenty of parking in driveway and has alley access. Buyers and Buyers Agent to do own due diligence as to square footage.

Key facts

• Formal dining room
• Front porch
• Arched doorways

Tags

• 1907 VICTORIAN
• 9 TO 10 FOOT CEILINGS
• HARDWOOD FLOORS
• FORMAL DINING ROOM
• ARCHED DOORWAYS
• FRONT PORCH

Property features AI

Exterior

• Parking: 1-car garage; Driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Vinyl siding; Composition roof; Has basement
• Exterior features: Deck; Front porch; Chain link fencing; Outbuilding; Public-maintained road access; City street frontage

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher; Garbage disposal; Gas water heater
• Flooring: Hardwood; Wood; Tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Forced air heating; Central heating; Geothermal cooling; Ceiling fans
• Interior features: High-speed internet available; Laminate countertops; Insulated, double-pane windows; Unfinished partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-49 ($-594/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (27.9% below list).
• Recommended offer: $115k (27.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.6% in Springfield — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: Rents rising fast (+4.2%/yr); 394 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $1k of loan paydown is wiped out by about $5k 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 23 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 1907 — 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 $115,354 (27.9% 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 1907 — 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: 0.72% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.33%
• DSCR: 0.94
• GRM: 11.6

CMA / ARV

• ARV (median comp): $202,553
• List price: $159,900
• Delta: -21.06%
• 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
2131 N Johnston Ave	0.21mi	3/2.0	1,470 (+9%)	2mo	$135,000	$92	74
1902 N Missouri Ave	0.30mi	3/2.0	1,271 (-6%)	4mo	$169,900	$134	73
2237 N Franklin Ave	0.36mi	3/2.0	1,440 (+7%)	4mo	$175,000	$122	69
1534 N Grant Ave	0.61mi	3/1.0	1,349 (-0%)	4mo	$80,000	$59	64
1890 N Douglas Ave	0.39mi	2/2.0 (-1)	1,250 (-7%)	4mo	$174,900	$140	61
2243 N Franklin Ave	0.37mi	2/1.0 (-1)	1,260 (-7%)	3mo	$150,000	$119	60
2323 N Missouri Ave	0.52mi	3/1.0	1,254 (-7%)	1mo	$179,900	$143	59
1531 W Hamilton St	0.74mi	3/2.0	1,305 (-3%)	3mo	$115,000	$88	57
2253 N Fay Ave	0.62mi	4/2.0 (+1)	1,418 (+5%)	4mo	$199,900	$141	55
1639 W Atlantic St	0.38mi	2/1.0 (-1)	1,204 (-11%)	1mo	$129,000	$107	54
2151 N Campbell Ave	0.72mi	2/1.0 (-1)	1,462 (+8%)	4mo	$125,000	$85	40
2021 W Atlantic St	0.69mi	2/1.0 (-1)	1,188 (-12%)	4mo	$139,900	$118	35

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: -17.4%
• Equity multiple: 0.38×
• Total profit: $-27,677
• Equity at exit: $23,842

10-year hold

• IRR: -7.5%
• Equity multiple: 0.50×
• Total profit: $-22,318
• Equity at exit: $13,825

Cash invested: $44,772 (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: 11.6×

Monthly cashflow live

• Estimated rent: $1,154 high
• Mortgage (P&I): −$839
• Tax from tax record: −$56 /mo · $668/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-49

Break-even live

Break-even rent $1,216

Max offer price $151,157

Occupancy floor 99%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2120 N Johnston Ave Springfield, MO	2.0	1.0	880	$925	$1.05	43d	1	0.22mi
2126 N Lexington Ave Springfield, MO	2.0	1.0	990	$895	$0.90	13d	1	0.50mi
2117 N Lexington Ave Springfield, MO	3.0	1.0	1040	$1,195	$1.15	43d	1	0.51mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	23d	1	0.77mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	21d	1	0.78mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	43d	1	0.80mi
1127 W Talmage St Springfield, MO	3.0	2.0	1160	$1,650	$1.42	43d	1	0.82mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	43d	1	0.90mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	43d	1	0.96mi
616 W Webster St Springfield, MO	2.0	1.5	1178	$1,050	$0.89	13d	1	0.98mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	23d	1	1.15mi
805 E Garfield St Springfield, MO	2.0	1.0	950	$950	$1.00	13d	1	1.30mi
716 E Locust St Unit A Springfield, MO	2.0	1.0	915	$850	$0.93	23d	1	1.33mi

Listing history 10 events

1. 2026-05-02
   listed $159,900 Active 1036-char remark
2. 2025-03-06
   status Active
3. 2025-01-08
   price $149,950
4. 2025-01-03
   listed $152,000 Active
5. 2024-10-30
   soldstatus
6. 2024-10-28
   soldstatus Closed

   Show marketing remark (597 chars)

   6br 2ba This Beautiful home has Great Potential! Pictures Do Not Do This Property Justice, Would Need To See For Yourself. High ceilings, formal dinning room, large laundry room and extra storage just inside the basement door. This storage area has a pull down 'bridge' to stand on and reach stored items! There is 5br 2ba inside of the house with another 1br and living area in the garage! Garage is around 315 sq ft. 2 of the bedrooms are non-conforming. Fenced in yard. Plenty of parking in driveway and has alley access. Buyers and Buyers Agent to do own due diligence as to square footage.

7. 2024-09-27
   status Pending

   Show marketing remark (597 chars)

   6br 2ba This Beautiful home has Great Potential! Pictures Do Not Do This Property Justice, Would Need To See For Yourself. High ceilings, formal dinning room, large laundry room and extra storage just inside the basement door. This storage area has a pull down 'bridge' to stand on and reach stored items! There is 5br 2ba inside of the house with another 1br and living area in the garage! Garage is around 315 sq ft. 2 of the bedrooms are non-conforming. Fenced in yard. Plenty of parking in driveway and has alley access. Buyers and Buyers Agent to do own due diligence as to square footage.

8. 2024-09-11
   price $152,000

   Show marketing remark (597 chars)

   6br 2ba This Beautiful home has Great Potential! Pictures Do Not Do This Property Justice, Would Need To See For Yourself. High ceilings, formal dinning room, large laundry room and extra storage just inside the basement door. This storage area has a pull down 'bridge' to stand on and reach stored items! There is 5br 2ba inside of the house with another 1br and living area in the garage! Garage is around 315 sq ft. 2 of the bedrooms are non-conforming. Fenced in yard. Plenty of parking in driveway and has alley access. Buyers and Buyers Agent to do own due diligence as to square footage.

9. 2024-09-02
   price $160,000

   Show marketing remark (597 chars)

   6br 2ba This Beautiful home has Great Potential! Pictures Do Not Do This Property Justice, Would Need To See For Yourself. High ceilings, formal dinning room, large laundry room and extra storage just inside the basement door. This storage area has a pull down 'bridge' to stand on and reach stored items! There is 5br 2ba inside of the house with another 1br and living area in the garage! Garage is around 315 sq ft. 2 of the bedrooms are non-conforming. Fenced in yard. Plenty of parking in driveway and has alley access. Buyers and Buyers Agent to do own due diligence as to square footage.

10. 2024-08-07
    listed $170,000 Active

    Show marketing remark (597 chars)

    6br 2ba This Beautiful home has Great Potential! Pictures Do Not Do This Property Justice, Would Need To See For Yourself. High ceilings, formal dinning room, large laundry room and extra storage just inside the basement door. This storage area has a pull down 'bridge' to stand on and reach stored items! There is 5br 2ba inside of the house with another 1br and living area in the garage! Garage is around 315 sq ft. 2 of the bedrooms are non-conforming. Fenced in yard. Plenty of parking in driveway and has alley access. Buyers and Buyers Agent to do own due diligence as to square footage.

ⓘ 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: $668 · $56/mo
• Projected year-2 tax: $1,551 · $129/mo
• Expected delta: +$883/yr (+$74/mo · 132.3%)

ⓘ 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 ≥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: $13,842
• − Mortgage interest: −$8,957
• − Property taxes: −$668
• − Insurance: −$800
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$4,652
• Taxable loss: −$3,448
• Est. tax savings @ 24.0%: +$828
• After-tax cash flow: $234/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

-5.9% since first listed

11 events — show timeline

• 2026-05-25 Pending — SOMO
• 2026-05-02 Listed $159,900 SOMO
• 2025-03-06 Relisted — SOMO
• 2025-01-08 Price Changed $149,950 SOMO
• 2025-01-03 Listed $152,000 SOMO
• 2024-10-30 Sold (Public Records) — Public Records
• 2024-10-28 Sold (MLS) — SOMO
• 2024-09-27 Pending — SOMO
• 2024-09-11 Price Changed $152,000 SOMO
• 2024-09-02 Price Changed $160,000 SOMO
• 2024-08-07 Listed $170,000 SOMO

Property tax history

+4.6%/yr

Latest (2025): $668 · +31.7% YoY. Source: county tax records.