1105 S Golden Ave · Springfield, MO 65802

$80,000

3 bd · 2.0 ba · 1,280 sqft · Land · 10 Days on market

Built 1997 0.27 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Affordable 3-bedroom, 2-bath manufactured home offering spacious living on a spacious lot in Springfield with additional lot. This home features a functional layout with comfortable living areas and great potential for owner-occupants or investors alike. Conveniently located near shopping, schools, dining Excellent opportunity for affordable homeownership with plenty of outdoor space to enjoy. Home is sold as-is

Key facts

• Spacious lot
• Functional layout
• Outdoor space

Tags

• SPACIOUS LOT
• FUNCTIONAL LAYOUT
• COMFORTABLE LIVING AREAS
• OUTDOOR SPACE

Property features AI

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Residential single-wide mobile home
• Construction: Built as a single-wide mobile home
• Exterior features: Shed(s) on the property; 0.27-acre lot; Additional parcel included

Interior

• Kitchen: Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric central heating
• Interior features: Insulated windows; Window coverings and blinds; Double-pane windows; Dishwasher

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $80k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 14.5% 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: Westport Middle School (math 12% / reading 29%, grade F, #344 of 391 statewide, top 88%, 433 students, 87% FRL); Parkview High (math 11% / reading 40%, grade F, #433 of 521 statewide, top 83%, 1,234 students, 62% FRL) — zoned schools average 75% FRL vs 46% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 39% district-wide (-16 pts) — the specific schools serving this property underperform the Springfield R-XII average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.8%/yr); 520 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $80,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.61% ✓
• Cap rate: 14.46%
• Cash-on-cash: 29.15%
• DSCR: 2.30
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.82% rent growth · sell at horizon

5-year hold

• IRR: 25.4%
• Equity multiple: 2.07×
• Total profit: $24,075
• Equity at exit: $11,928

10-year hold

• IRR: 34.2%
• Equity multiple: 4.38×
• Total profit: $75,732
• Equity at exit: $6,917

Cash invested: $22,400 (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: 520
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,291 high
• Mortgage (P&I): −$420
• Tax from tax record: −$23 /mo · $274/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $544

Break-even live

Break-even rent $602

Max offer price $80,000

Occupancy floor 53%

Sensitivity live

Price	-10% $589	-5% $567	+0% $544	+5% $522	+10% $499
Rent	-10% $442	-5% $493	+0% $544	+5% $595	+10% $646
Rate	-1.0pp $584	-0.5pp $565	base $544	+0.5pp $523	+1.0pp $502

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1152 S Hillcrest Ave Springfield, MO	3.0	1.5	1240	$1,300	$1.05	45d	1	0.21mi
1365 S Scenic Ave Springfield, MO	3.0	2.0	1328	$1,550	$1.17	15d	1	0.62mi
547 S Hilton Ave Springfield, MO	3.0	1.0	1008	$1,175	$1.17	45d	1	0.64mi
1040 S Clifton Ave Springfield, MO	2.0	2.0	1010	$945	$0.94	15d	1	0.69mi
1020 S Clifton Ave Springfield, MO	2.0	2.0	1010	$950	$0.94	25d	1	0.70mi
3002 W Elm St Springfield, MO	3.0	2.0	1128	$1,295	$1.15	22d	1	0.77mi
3028 W Walnut St Springfield, MO	2.0	1.0	975	$850	$0.87	22d	1	0.83mi
2854 W Walnut St Springfield, MO	3.0	1.0	945	$995	$1.05	22d	1	0.87mi
250 N Hilton Ave Springfield, MO	2.0	2.0	1153	$628	$0.54	15d	1	0.96mi
2541 W Lincoln St Springfield, MO	2.0	1.0	1034	$975	$0.94	45d	1	1.01mi
2204 W Madison St Springfield, MO	3.0	1.0	960	$1,095	$1.14	15d	1	1.07mi
2412 W Lincoln St Springfield, MO	3.0	1.0	1260	$1,295	$1.03	25d	1	1.09mi
2602 W College St Springfield, MO	2.0	1.0	1350	$995	$0.74	15d	1	1.11mi
412 S Duke Ave Springfield, MO	3.0	1.0	1400	$1,585	$1.13	15d	1	1.12mi
1623 S Burks Ave Springfield, MO	3.0	2.0	1656	$1,895	$1.14	45d	1	1.28mi
1625 S Marion Ave Springfield, MO	1.0–2.0	1.0–2.0	900	$1,321	$1.47	15d	5	1.29mi
3861 W University St Springfield, MO	2.0	1.0–2.0	700	$1,250	$1.79	15d	9	1.31mi
1015 S Meteor Ave Springfield, MO	3.0	2.0	1310	$1,800	$1.37	15d	1	1.32mi
1634 S Marion Ave Springfield, MO	3.0	1.0–2.0	845	$1,662	$1.97	15d	23	1.41mi

Listing history 1 events

1. 2026-05-13
   listed $80,000 Active 415-char remark

ⓘ 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: $274 · $23/mo
• Projected year-2 tax: $776 · $65/mo
• Expected delta: +$502/yr (+$42/mo · 183.1%)

ⓘ 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,492
• − Mortgage interest: −$4,481
• − Property taxes: −$274
• − Insurance: −$400
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$2,327
• Taxable income: $5,531
• Est. tax owed @ 24.0%: −$1,327
• After-tax cash flow: $5,203/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

• 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

2 events — show timeline

• 2026-05-23 Pending — SOMO
• 2026-05-13 Listed $80,000 SOMO

Property tax history

+4.6%/yr

Latest (2025): $274 · +36.3% YoY. Source: county tax records.