818 W Scott St · Springfield, MO 65802

$124,500

3 bd · 1.0 ba · 1,256 sqft · SingleFamily public records · 35 Days on market

Built 1902 9,148 sqft lot $99/sqft · at area comps Est $120k · at est.

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Why this score? — see what drove the C 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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +5.6/15.0
• 1% rule +5.1/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity with solid potential in a convenient Springfield location. This 3 bed, 1 bath home offers over 1,200 sq ft and is currently tenant occupied, providing immediate income potential. Property could benefit from exterior cosmetic improvements, making it a great value-add opportunity for investors looking to build equity. Convenient access to downtown, shopping, and major roadways. Sold as-is.

Key facts

• Major roadways
• Shopping
• 9,148 sq ft lot

Tags

• IMMEDIATE INCOME POTENTIAL
• EXTERIOR COSMETIC IMPROVEMENTS
• VALUE-ADD OPPORTUNITY
• CONVENIENT ACCESS TO DOWNTOWN
• SHOPPING
• MAJOR ROADWAYS

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: One-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Residential single-family construction
• Exterior features: Located on a 0.21-acre lot; Subdivision: Greene-Not in List; Property directions available

Interior

• Bedrooms: Bedrooms located on one level
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Natural gas forced-air heating; Additional unspecified heating type listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $124k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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); Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL) — zoned schools average 71% FRL vs 46% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 512 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 51% 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 $861 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask is 13% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1902 — 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 $120,765 (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 1902 — 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: 1.01% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.98%
• DSCR: 1.40
• GRM: 8.3

CMA / ARV

• ARV (median comp): $119,515
• List price: $124,500
• Delta: 4.17%
• 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
1015 N Concord Ave	0.16mi	3/1.0	1,272 (+1%)	3mo	$129,900	$102	88
937 N Missouri Ave	0.10mi	2/2.0 (-1)	1,207 (-4%)	0mo	$180,000	$149	80
920 N Broadway Ave	0.17mi	3/1.0	1,124 (-10%)	2mo	$149,777	$133	73
1535 W Calhoun St	0.64mi	3/1.0	1,262 (+0%)	3mo	$139,000	$110	67
832 West Calhoun St	0.15mi	3/2.0	1,100 (-12%)	1mo	$99,900	$91	67
636 W Scott St	0.16mi	2/1.0 (-1)	1,077 (-14%)	2mo	$139,900	$130	62
826 N Concord Ave	0.28mi	3/2.0	1,114 (-11%)	3mo	$165,000	$148	62
722 W Brower St	0.24mi	4/2.0 (+1)	1,391 (+11%)	2mo	$172,500	$124	60
1531 W Hamilton St	0.66mi	3/2.0	1,305 (+4%)	3mo	$115,000	$88	56
719 N Nettleton Ave	0.63mi	3/1.0	1,116 (-11%)	3mo	$104,900	$94	49
1431 W Nichols St	0.54mi	2/3.0 (-1)	1,163 (-7%)	1mo	$205,000	$176	49
1701 W Webster St	0.74mi	3/2.0	1,088 (-13%)	3mo	$189,999	$175	36

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,294
• Equity at exit: $18,563

10-year hold

• IRR: 10.3%
• Equity multiple: 1.86×
• Total profit: $29,955
• Equity at exit: $10,764

Cash invested: $34,860 (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: 512
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,253 high
• Mortgage (P&I): −$653
• Tax from tax record: −$24 /mo · $293/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $261

Break-even live

Break-even rent $923

Max offer price $124,500

Occupancy floor 74%

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: $31,125
• Closing costs: $3,735
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
616 W Webster St Springfield, MO	2.0	1.5	1178	$1,050	$0.89	13d	1	0.19mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	23d	1	0.20mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	23d	1	0.53mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	43d	1	0.72mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,383	$1.02	13d	4	0.76mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,383	$1.02	23d	5	0.76mi
520 W Olive St Springfield, MO	3.0	2.0	1445	$1,538	$1.06	13d	5	0.76mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	21d	1	0.80mi
518 W College St Unit UBL 106 Springfield, MO	2.0	2.0	1200	$1,375	$1.15	43d	1	0.81mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	13d	8	0.83mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,862	$1.29	23d	5	0.84mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,862	$1.29	21d	5	0.84mi
623 W Walnut St Springfield, MO	2.0	2.0	1180	$1,300	$1.10	43d	1	0.87mi
535 W Walnut St Springfield, MO	2.0	2.0	1096	$1,495	$1.36	43d	1	0.87mi
710 W Walnut St Springfield, MO	3.0	2.0	1350	$1,695	$1.26	43d	1	0.90mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	43d	1	0.97mi
1200 W Walnut St Springfield, MO	2.0	2.0	1000	$995	$0.99	13d	3	0.99mi
716 E Locust St Unit A Springfield, MO	2.0	1.0	915	$850	$0.93	23d	1	1.05mi
2120 N Johnston Ave Springfield, MO	2.0	1.0	880	$925	$1.05	43d	1	1.14mi
539 S Fort Ave Springfield, MO	2.0	1.0	1500	$1,025	$0.68	13d	1	1.15mi
1439 N Texas Ave Springfield, MO	4.0	2.0	1608	$1,195	$0.74	43d	1	1.17mi
930 W Harrison St Springfield, MO	3.0	2.0	1046	$1,150	$1.10	13d	1	1.17mi
630 S Market Ave Springfield, MO	3.0	2.0	1758	$2,150	$1.22	43d	1	1.18mi
1442 N Texas Ave Springfield, MO	3.0	2.0	1626	$1,400	$0.86	43d	1	1.20mi
1306 N Frisco Ave Apt A Springfield, MO	2.0	1.5–2.0	970	$995	$1.03	13d	19	1.21mi
627 S Fort Ave Springfield, MO	2.0	1.0	880	$895	$1.02	23d	1	1.23mi
707 South Ave Unit 5 Springfield, MO	4.0	2.0	1100	$1,275	$1.16	43d	1	1.29mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	43d	1	1.30mi
805 E Garfield St Springfield, MO	2.0	1.0	950	$950	$1.00	13d	1	1.36mi
2126 N Lexington Ave Springfield, MO	2.0	1.0	990	$895	$0.90	13d	1	1.37mi
2117 N Lexington Ave Springfield, MO	3.0	1.0	1040	$1,195	$1.15	43d	1	1.38mi
926 E Walnut St Unit 11 Springfield, MO	2.0	2.0	990	$1,075	$1.09	43d	1	1.41mi
740 N West Ave Springfield, MO	3.0	1.0	900	$995	$1.11	23d	1	1.42mi
847 S Grant Ave Springfield, MO	2.0	1.0	1080	$815	$0.75	43d	1	1.43mi
937 E Elm St Unit 07 Springfield, MO	2.0	1.0	893	$1,025	$1.15	43d	1	1.45mi
741 N West Ave Springfield, MO	2.0	1.0	912	$950	$1.04	43d	1	1.45mi
1014 E Walnut St Springfield, MO	2.0	2.0	1200	$1,200	$1.00	43d	1	1.47mi
627 Bear Blvd Springfield, MO	2.0	2.0	943	$1,400	$1.48	43d	2	1.48mi
1636 N National Ave Springfield, MO	3.0	1.5	1000	$995	$0.99	43d	1	1.50mi

Listing history 19 events

1. 2026-06-18
   days on market $124,500 Active 35 DOM
2. 2026-06-17
   days on market $124,500 Active 34 DOM
3. 2026-06-16
   days on market $124,500 Active 33 DOM
4. 2026-06-15
   days on market $124,500 Active 32 DOM
5. 2026-06-14
   days on market $124,500 Active 30 DOM
6. 2026-06-10
   days on market $124,500 Active 27 DOM
7. 2026-06-09
   days on market $124,500 Active 26 DOM
8. 2026-06-08
   days on market $124,500 Active 25 DOM
9. 2026-06-07
   days on market $124,500 Active 24 DOM
10. 2026-06-03
    days on market $124,500 Active 20 DOM
11. 2026-06-02
    days on market $124,500 Active 19 DOM
12. 2026-06-01
    days on market $124,500 Active 18 DOM
13. 2026-05-31
    days on market $124,500 Active 17 DOM
14. 2026-05-30
    days on market $124,500 Active 16 DOM
15. 2026-05-14
    listed $110,000 Active 411-char remark
16. 2019-04-18
    soldstatus $350,000
17. 2016-02-11
    listed $89,900
18. 2004-02-13
    soldstatus
19. 2001-02-23
    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: $293 · $24/mo
• Projected year-2 tax: $1,208 · $101/mo
• Expected delta: +$915/yr (+$76/mo · 312.2%)

ⓘ 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: $15,037
• − Mortgage interest: −$6,974
• − Property taxes: −$293
• − Insurance: −$622
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$3,622
• Taxable income: $1,120
• Est. tax owed @ 24.0%: −$269
• After-tax cash flow: $2,860/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): 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

+38.5% since first listed

6 events — show timeline

• 2026-05-22 Price Changed $124,500 SOMO
• 2026-05-14 Listed $110,000 SOMO
• 2019-04-18 Sold (Public Records) $350,000 Public Records
• 2016-02-11 Listed $89,900 SOMO
• 2004-02-13 Sold (Public Records) — Public Records
• 2001-02-23 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $293 · +42.2% YoY. Source: county tax records.