1523 N Main Ave · Springfield, MO 65803

$131,900

3 bd · 2.0 ba · 996 sqft · SingleFamily public records · 38 Days on market

Built 1925 9,583 sqft lot $132/sqft · at area comps Est $131k · at est.

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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 +15.9/30.0
• ARV discount +7.3/15.0
• DSCR +4.9/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +3.6/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent investment opportunity with endless potential! This property is the perfect candidate for a flip, rental, or long-term addition to your investment portfolio. With solid bones and plenty of opportunity to add value, this home is ready for the right investor to bring their vision and creativity. Whether you're looking to renovate and resell or create a strong rental property, the possibilities here are tremendous. Affordable opportunities with this much potential are becoming harder to find, making this a great chance for investors, flippers, or handy buyers looking to build equity. Property is sold 'As-IS'.

Key facts

• 9,583 sq ft lot
• Built 1925
• Listed 38 days

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: 996 finished square feet
• Exterior features: Lot in Jenkins subdivision; 0.22-acre lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: No central heating; No central cooling
• Interior features: Fireplace; Basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $62 ($746/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 $114k (13.5% below list).
• Recommended offer: $114k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Weaver Elem. (math 27% / reading 47%, grade F, #611 of 1,115 statewide, top 59%, 224 students, 91% 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 75% FRL vs 46% district-wide (28 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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $912 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 38 days — a 3% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask is 55% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $114,128 (13.5% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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: 0.87% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.02%
• DSCR: 1.09
• GRM: 9.6

CMA / ARV

• ARV (median comp): $131,265
• List price: $131,900
• Delta: 0.48%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1512 N Missouri Ave N	0.18mi	3/2.0	1,008 (+1%)	4mo	$158,000	$157	87
531 W Webster St	0.39mi	3/2.0	1,020 (+2%)	2mo	$169,000	$166	76
521 W Locust St	0.07mi	2/1.0 (-1)	905 (-9%)	3mo	$105,000	$116	70
832 West Calhoun St	0.40mi	3/2.0	1,100 (+10%)	1mo	$99,900	$91	63
2047 N Campbell Ave	0.57mi	2/1.0 (-1)	948 (-5%)	1mo	$129,900	$137	56
902 W Central St	0.71mi	2/1.0 (-1)	1,008 (+1%)	2mo	$144,900	$144	54
636 W Scott St	0.49mi	2/1.0 (-1)	1,077 (+8%)	2mo	$139,900	$130	53
1863 N Grant Ave	0.32mi	2/1.0 (-1)	1,140 (+14%)	2mo	$149,900	$131	50
2015 N Benton Ave	0.70mi	2/2.0 (-1)	1,080 (+8%)	3mo	$129,900	$120	46
826 N Concord Ave	0.69mi	3/2.0	1,114 (+12%)	3mo	$165,000	$148	45
920 N Broadway Ave	0.69mi	3/1.0	1,124 (+13%)	2mo	$149,777	$133	41
2214 N Concord Ave	0.74mi	2/1.0 (-1)	864 (-13%)	3mo	$89,500	$104	32

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: -11.8%
• Equity multiple: 0.57×
• Total profit: $-16,000
• Equity at exit: $19,667

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-2,878
• Equity at exit: $11,404

Cash invested: $36,932 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,141 high
• Mortgage (P&I): −$692
• Tax from tax record: −$93 /mo · $1,113/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $62

Break-even live

Break-even rent $1,063

Max offer price $131,900

Occupancy floor 90%

Sensitivity live

Price	-10% $137	-5% $99	+0% $62	+5% $25	+10% $-12
Rent	-10% $-28	-5% $17	+0% $62	+5% $107	+10% $152
Rate	-1.0pp $129	-0.5pp $96	base $62	+0.5pp $28	+1.0pp $-7

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: $32,975
• Closing costs: $3,957
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
603 W Division St Springfield, MO	2.0	1.0	816	$995	$1.22	15d	1	0.04mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	23d	1	0.32mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	45d	1	0.37mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	45d	1	0.50mi
1126 W Hamilton St Springfield, MO	2.0	1.0	648	$895	$1.38	25d	1	0.57mi
1409 N Washington Ave Springfield, MO	2.0	1.0	839	$1,405	$1.67	15d	2	0.64mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	25d	1	0.65mi
815 N Grant Ave Unit A Springfield, MO	2.0	1.0	801	$625	$0.78	45d	1	0.70mi
407 E Dale St Apt B Springfield, MO	2.0	1.0	720	$795	$1.10	15d	1	0.74mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	25d	1	0.75mi
2120 N Johnston Ave Springfield, MO	2.0	1.0	880	$925	$1.05	45d	1	0.76mi
716 E Locust St Unit A Springfield, MO	2.0	1.0	915	$850	$0.93	25d	1	0.77mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	45d	1	0.79mi
813 W Poplar St Unit 813 Springfield, MO	2.0	1.0	560	$795	$1.42	15d	1	0.79mi
2034 N Washington Ave Springfield, MO	2.0	1.0	800	$875	$1.09	45d	1	0.83mi
805 E Garfield St Springfield, MO	2.0	1.0	950	$950	$1.00	15d	1	0.93mi
1306 N Frisco Ave Apt A Springfield, MO	2.0	1.5–2.0	970	$995	$1.03	15d	19	1.08mi
2126 N Lexington Ave Springfield, MO	2.0	1.0	990	$895	$0.90	15d	1	1.14mi
1112 E Locust St Springfield, MO	2.0	1.0	840	$945	$1.12	25d	1	1.14mi
2117 N Lexington Ave Springfield, MO	3.0	1.0	1040	$1,195	$1.15	45d	1	1.15mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,383	$1.02	15d	4	1.20mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,383	$1.02	25d	5	1.20mi
1636 N National Ave Springfield, MO	3.0	1.5	1000	$995	$0.99	45d	1	1.22mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	15d	8	1.23mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,862	$1.29	23d	5	1.29mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,862	$1.29	25d	5	1.29mi
535 W Walnut St Springfield, MO	2.0	2.0	1096	$1,495	$1.36	45d	1	1.34mi
309 S Jefferson Ave Unit 211 Springfield, MO	2.0	2.0	762	$767	$1.01	45d	1	1.38mi
430 W Pershing St Springfield, MO	2.0	2.0	765	$1,195	$1.56	15d	1	1.42mi
865 S Douglas Ave Springfield, MO	2.0	2.0	850	$895	$1.05	15d	4	1.43mi
1200 W Walnut St Springfield, MO	2.0	2.0	1000	$995	$0.99	15d	3	1.50mi

Listing history 27 events

1. 2026-06-22
   days on market $131,900 Active 38 DOM
2. 2026-06-18
   days on market $131,900 Active 35 DOM
3. 2026-06-17
   days on market $131,900 Active 34 DOM
4. 2026-06-16
   days on market $131,900 Active 33 DOM
5. 2026-06-15
   days on market $131,900 Active 32 DOM
6. 2026-06-14
   days on market $131,900 Active 30 DOM
7. 2026-06-10
   days on market $131,900 Active 27 DOM
8. 2026-06-09
   days on market $131,900 Active 26 DOM
9. 2026-06-08
   days on market $131,900 Active 25 DOM
10. 2026-06-07
    days on market $131,900 Active 24 DOM
11. 2026-06-03
    days on market $131,900 Active 20 DOM
12. 2026-06-03
    price $131,900 Active 19 DOM
13. 2026-06-02
    days on market $85,000 Active 19 DOM
14. 2026-06-01
    days on market $85,000 Active 18 DOM
15. 2026-05-31
    days on market $85,000 Active 17 DOM
16. 2026-05-30
    days on market $85,000 Active 16 DOM
17. 2026-05-14
    listed $85,000 Active 623-char remark
18. 2024-03-14
    historical $1,095
19. 2023-12-15
    listed $1,095
20. 2023-07-18
    price $59,700
21. 2023-05-10
    status Active
22. 2023-05-10
    price $65,300
23. 2023-05-04
    historical
24. 2023-03-12
    listed $82,300 Active
25. 2017-04-27
    listed $255,850
26. 2016-01-24
    listed $85,361
27. 2002-09-05
    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: $1,113 · $93/mo
• Projected year-2 tax: $1,279 · $107/mo
• Expected delta: +$166/yr (+$14/mo · 14.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $13,695
• − Mortgage interest: −$7,388
• − Property taxes: −$1,113
• − Insurance: −$660
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$3,837
• Taxable loss: −$1,494
• Est. tax savings @ 24.0%: +$359
• After-tax cash flow: $1,105/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

+54.5% since first listed

12 events — show timeline

• 2026-06-02 Price Changed $131,900 SOMO
• 2026-05-14 Listed $85,000 SOMO
• 2024-03-14 Rental Removed $1,095 APPFOLIO
• 2023-12-15 Listed for Rent $1,095 APPFOLIO
• 2023-07-18 Price Changed $59,700 SOMO
• 2023-05-10 Relisted — SOMO
• 2023-05-10 Price Changed $65,300 SOMO
• 2023-05-04 Delisted — SOMO
• 2023-03-12 Listed $82,300 SOMO
• 2017-04-27 Listed $255,850 SOMO
• 2016-01-24 Listed $85,361 SOMO
• 2002-09-05 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $1,113 · +98.2% YoY. Source: county tax records.