2159 N Main Ave · Springfield, MO 65803

$110,000

3 bd · 2.0 ba · 1,170 sqft · SingleFamily public records · 35 Days on market

Built 1898 0.27 ac lot $94/sqft · 28% below area Est $153k · 28% under

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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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.3/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

★ Woodland Heights Neighborhood, near Moon City Creative District, Historic C-Street Shops/Dining/Farmer's Market, ★ Owner/Agent

Key facts

• New cabinets
• Laundry closet
• Glass-top stove

Tags

• LARGE COVERED FRONT PORCH
• SPACIOUS LIVING ROOM
• NEW CABINETS
• GRANITE COUNTERTOPS
• GLASS-TOP STOVE
• LAUNDRY CLOSET

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: 1-car garage
• Utilities: Public water service; Public sewer service
• Home design: Single-family residence; One story
• Exterior features: Public water; Public sewer; Lot approximately 0.27 acres; Subdivision: Woodland Hts; Directions: From National and High, east on High to corner of High and Main

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Fireplace; Basement (unfinished, partial)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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.
• 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); Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL) — zoned schools average 67% FRL vs 46% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.2%/yr); 394 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $761 of loan paydown is wiped out by about $3k 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 35 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask is 7113% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1898 — 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 $106,700 (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 1898 — 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: 1.03% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.23%
• DSCR: 1.32
• GRM: 8.1

CMA / ARV

• ARV (median comp): $153,279
• List price: $110,000
• Delta: -28.24%
• 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
2324 N Concord Ave	0.18mi	3/1.0	1,064 (-9%)	3mo	$90,000	$85	70
2323 N Missouri Ave	0.31mi	3/1.0	1,254 (+7%)	1mo	$179,900	$143	69
1863 N Grant Ave	0.39mi	2/1.0 (-1)	1,140 (-3%)	2mo	$149,900	$131	67
2525 N Campbell Ave	0.48mi	3/1.0	1,216 (+4%)	3mo	$159,000	$131	64
1890 N Douglas Ave	0.36mi	2/2.0 (-1)	1,250 (+7%)	4mo	$174,900	$140	64
2312 N Main Ave	0.18mi	3/1.0	1,018 (-13%)	3mo	$130,000	$128	64
1850 N Robberson Ave	0.50mi	3/2.0	1,264 (+8%)	3mo	$199,900	$158	60
2027 N Summit Ave	0.70mi	3/2.0	1,120 (-4%)	4mo	$150,000	$134	58
2243 N Franklin Ave	0.42mi	2/1.0 (-1)	1,260 (+8%)	3mo	$150,000	$119	56
2015 N Benton Ave	0.54mi	2/2.0 (-1)	1,080 (-8%)	3mo	$129,900	$120	55
1141 W Talmage St	0.70mi	3/1.0	1,074 (-8%)	3mo	$149,900	$140	47
1512 N Missouri Ave N	0.73mi	3/2.0	1,008 (-14%)	4mo	$158,000	$157	40

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-4,587
• Equity at exit: $16,401

10-year hold

• IRR: 7.1%
• Equity multiple: 1.56×
• Total profit: $17,200
• Equity at exit: $9,511

Cash invested: $30,800 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,135 high
• Mortgage (P&I): −$577
• Tax from tax record: −$88 /mo · $1,058/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $186

Break-even live

Break-even rent $900

Max offer price $110,000

Occupancy floor 79%

Sensitivity live

Price	-10% $248	-5% $217	+0% $186	+5% $154	+10% $123
Rent	-10% $96	-5% $141	+0% $186	+5% $230	+10% $275
Rate	-1.0pp $241	-0.5pp $214	base $186	+0.5pp $157	+1.0pp $128

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	44d	1	0.24mi
2120 N Johnston Ave Springfield, MO	2.0	1.0	880	$925	$1.05	44d	1	0.44mi
407 E Dale St Apt B Springfield, MO	2.0	1.0	720	$795	$1.10	14d	1	0.48mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	44d	1	0.54mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	22d	1	0.56mi
1127 W Talmage St Springfield, MO	3.0	2.0	1160	$1,650	$1.42	44d	1	0.67mi
2034 N Washington Ave Springfield, MO	2.0	1.0	800	$875	$1.09	44d	1	0.68mi
603 W Division St Springfield, MO	2.0	1.0	816	$995	$1.22	14d	1	0.73mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	44d	1	0.78mi
805 E Garfield St Springfield, MO	2.0	1.0	950	$950	$1.00	14d	1	0.83mi
2126 N Lexington Ave Springfield, MO	2.0	1.0	990	$895	$0.90	14d	1	0.93mi
2117 N Lexington Ave Springfield, MO	3.0	1.0	1040	$1,195	$1.15	44d	1	0.95mi
716 E Locust St Unit A Springfield, MO	2.0	1.0	915	$850	$0.93	24d	1	1.03mi
1409 N Washington Ave Springfield, MO	2.0	1.0	839	$1,405	$1.67	14d	2	1.08mi
616 W Webster St Springfield, MO	2.0	1.5	1178	$1,050	$0.89	14d	1	1.11mi
2153 N National Ave Springfield, MO	3.0	1.0	1163	$1,195	$1.03	14d	1	1.20mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	24d	1	1.23mi
2337 N Ramsey Ave Springfield, MO	2.0	1.0	882	$875	$0.99	14d	1	1.29mi
2508 N National Ave Springfield, MO	4.0	2.0	866	$1,195	$1.38	14d	1	1.32mi
1112 E Locust St Springfield, MO	2.0	1.0	840	$945	$1.12	24d	1	1.33mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	24d	1	1.34mi
1636 N National Ave Springfield, MO	3.0	1.5	1000	$995	$0.99	44d	1	1.35mi
2345 N Prospect Ave Springfield, MO	2.0	1.0	792	$850	$1.07	14d	1	1.36mi
815 N Grant Ave Unit A Springfield, MO	2.0	1.0	801	$625	$0.78	44d	1	1.39mi
2940 N East Ave Springfield, MO	2.0	2.0	915	$700	$0.77	14d	1	1.40mi
2313 N Rogers Ave Unit 1 Springfield, MO	2.0	2.0	882	$950	$1.08	14d	1	1.42mi
2054 N Rogers Ave Springfield, MO	2.0	1.0	888	$925	$1.04	14d	1	1.43mi
1306 N Frisco Ave Apt A Springfield, MO	2.0	1.5–2.0	970	$995	$1.03	14d	19	1.44mi

Listing history 22 events

1. 2026-06-18
   days on market $110,000 Active 35 DOM
2. 2026-06-17
   days on market $110,000 Active 34 DOM
3. 2026-06-16
   days on market $110,000 Active 33 DOM
4. 2026-06-15
   days on market $110,000 Active 32 DOM
5. 2026-06-14
   days on market $110,000 Active 30 DOM
6. 2026-06-10
   days on market $110,000 Active 27 DOM
7. 2026-06-09
   days on market $110,000 Active 26 DOM
8. 2026-06-08
   days on market $110,000 Active 25 DOM
9. 2026-06-07
   days on market $110,000 Active 24 DOM
10. 2026-06-03
    days on market $110,000 Active 20 DOM
11. 2026-06-02
    days on market $110,000 Active 19 DOM
12. 2026-06-01
    days on market $110,000 Active 18 DOM
13. 2026-05-31
    days on market $110,000 Active 17 DOM
14. 2026-05-30
    days on market $110,000 Active 16 DOM
15. 2026-05-15
    listed $1,525
16. 2026-05-14
    listed $110,000 Active 680-char remark
17. 2023-09-05
    historical $1,295
18. 2023-07-28
    listed $1,295
19. 2017-07-12
    listed $62,500
20. 2016-06-01
    soldstatus

    Show marketing remark (128 chars)

    ★ Woodland Heights Neighborhood, near Moon City Creative District, Historic C-Street Shops/Dining/Farmer's Market, ★ Owner/Agent

21. 2016-06-01
    soldstatus

    Show marketing remark (128 chars)

    ★ Woodland Heights Neighborhood, near Moon City Creative District, Historic C-Street Shops/Dining/Farmer's Market, ★ Owner/Agent

22. 2016-01-27
    listed $44,900

    Show marketing remark (128 chars)

    ★ Woodland Heights Neighborhood, near Moon City Creative District, Historic C-Street Shops/Dining/Farmer's Market, ★ Owner/Agent

ⓘ 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: $1,058 · $88/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$9/yr (+$1/mo · 0.8%)

ⓘ 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 · 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: $13,616
• − Mortgage interest: −$6,162
• − Property taxes: −$1,058
• − Insurance: −$550
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$3,200
• Taxable income: $468
• Est. tax owed @ 24.0%: −$112
• After-tax cash flow: $2,114/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

-96.8% since first listed

10 events — show timeline

• 2026-06-05 Price Changed $1,450 APPFOLIO
• 2026-05-28 Price Changed $1,475 APPFOLIO
• 2026-05-15 Listed for Rent $1,525 APPFOLIO
• 2026-05-14 Listed $110,000 SOMO
• 2023-09-05 Rental Removed $1,295 APPFOLIO
• 2023-07-28 Listed for Rent $1,295 APPFOLIO
• 2017-07-12 Listed $62,500 SOMO
• 2016-06-01 Sold (Public Records) — Public Records
• 2016-06-01 Sold (MLS) — SOMO
• 2016-01-27 Listed $44,900 SOMO

Property tax history

+10.0%/yr

Latest (2025): $1,058 · +16.6% YoY. Source: county tax records.