2648 E Portland St · Springfield, MO 65804

$219,000

3 bd · 1.5 ba · 1,462 sqft · SingleFamily public records · 20 Days on market

Built 1956 0.35 ac lot Est $211k · at est.

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Why this score? — see what drove the F 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 +9.3/30.0
• ARV discount +5.7/15.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Schools +3.2/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully Updated Home in Hickory Hills/Glendale Schools! This lovely home features 3 bedrooms (one is non-conforming), 1 1/2 baths, refinished hardwood floors flow through the spacious formal living room, hall and 2 bedrooms. The updated kitchen/dining offers newer cabinets, newer stainless steel appliances, granite counter tops & luxury vinyl plank floors! Plus newer Hi Efficiency HVAC, thermopane windows! All appliances stay including refrigerator, washer & dryer! The third bedroom is off the kitchen with a closet, half bath & it is open to the sunroom so could be used as in-law quarters! You'll love the sunroom w/ wood burning stove that walks out to a covered patio overlooking the fenced back yard with storage shed! Move in ready!

Key facts

• Updated home
• Bonus space
• Modern kitchen

Tags

• UPDATED HOME
• REFINISHED HARDWOOD FLOORS
• MODERN KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• BONUS SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (13.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (30.5% below list).
• Recommended offer: $152k (30.5% below list) — sets the bar for 1% rule.

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: Pittman Elem. (math 22% / reading 42%, grade F, #761 of 1,115 statewide, top 72%, 219 students, 66% FRL); Hickory Hills Middle (math 31% / reading 44%, grade F, #215 of 391 statewide, top 56%, 414 students, 46% FRL); Glendale High (math 21% / reading 55%, grade F, #290 of 521 statewide, top 56%, 1,307 students, 33% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: Rents rising (+3.2%/yr); 260 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $2k of loan paydown is wiped out by about $7k 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 20 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 1956 — 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 $152,097 (30.5% 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 1956 — 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: 0.69% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.15%
• DSCR: 0.86
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $210,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2648 E Portland St	0.00mi	3/1.5	1,620 (+11%)	1mo	$219,000	$135	82
2738 E Verona St	0.21mi	3/2.0	1,568 (+7%)	1mo	$190,000	$121	76
1634 S St Charles Ave	0.71mi	3/2.0	1,452 (-1%)	0mo	$204,900	$141	63
1502 S Marlan Ave	0.51mi	3/1.5	1,336 (-9%)	1mo	$210,000	$157	61
1503 S Sieger Dr	0.58mi	3/2.0	1,556 (+6%)	4mo	$219,900	$141	57
1650 S Saint Charles Ave	0.72mi	4/2.0 (+1)	1,492 (+2%)	0mo	$214,900	$144	56
1357 S Catalina Ave	0.70mi	3/2.0	1,546 (+6%)	4mo	$255,000	$165	53
1984 S Meadowview Ave	0.52mi	3/2.0	1,665 (+14%)	4mo	$297,500	$179	47
1240 S Arcadia Ave	0.49mi	2/2.0 (-1)	1,672 (+14%)	2mo	$225,000	$135	45
1927 S Plaza Ave	0.61mi	3/1.5	1,680 (+15%)	4mo	$230,000	$137	43
1355 S Estate Ave	0.55mi	3/1.0	1,248 (-15%)	6mo	$186,500	$149	43
2204 E Bancroft St	0.71mi	3/2.0	1,650 (+13%)	1mo	$340,000	$206	43

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 · 3.23% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.26×
• Total profit: $-45,471
• Equity at exit: $32,654

10-year hold

• IRR: -14.6%
• Equity multiple: 0.16×
• Total profit: $-51,644
• Equity at exit: $18,935

Cash invested: $61,320 (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 65804

• Rents YoY: 3.2%
• Active inventory: 260
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,521 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$123 /mo · $1,477/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $-161

Break-even live

Break-even rent $1,725

Max offer price $190,523

Occupancy floor —

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2804 E Linwood St Springfield, MO	3.0	2.0	1400	$1,650	$1.18	13d	1	0.15mi
2641 E Verona St Springfield, MO	3.0	2.0	1293	$1,750	$1.35	23d	1	0.20mi
2831 E University St Springfield, MO	2.0	1.0	975	$1,095	$1.12	23d	1	0.21mi
2831 E University St Springfield, MO	2.0	1.0	950	$1,195	$1.26	13d	1	0.21mi
2765 E Verona St Springfield, MO	3.0	2.0	1244	$1,600	$1.29	43d	1	0.23mi
2848 E Eastmoor Dr Springfield, MO	3.0	2.0	1564	$1,725	$1.10	13d	1	0.45mi
1528 S Catalina Ave Springfield, MO	3.0	1.0	1326	$1,440	$1.09	43d	1	0.64mi
2149 E Sunshine St Springfield, MO	1.0–2.0	1.0–1.5	671	$1,453	$2.17	13d	20	0.64mi
1603 S Saint Charles Ave Springfield, MO	3.0	2.0	1452	$1,695	$1.17	43d	1	0.66mi
2146 E Bennett St Unit 0 Springfield, MO	2.0	1.0	1009	$895	$0.89	43d	1	0.71mi
1920 S Mayfair Ave Springfield, MO	4.0	2.0	1440	$1,895	$1.32	23d	1	0.75mi
1225 S Ingram Mill Rd Springfield, MO	1.0–2.0	1.0–2.0	1150	$2,345	$2.04	13d	4	0.94mi
1940 S Ingram Mill Rd Springfield, MO	2.0	1.0	900	$875	$0.97	13d	1	1.03mi
2122 S Barcliff Ave Springfield, MO	2.0	1.5	900	$1,095	$1.22	13d	3	1.08mi
3080 E Cherry St Unit H104-ADA Springfield, MO	3.0	2.0	1030	$1,565	$1.52	43d	1	1.25mi
3080 E Cherry St Unit F104-ADA Springfield, MO	3.0	2.0	1030	$1,500	$1.46	23d	1	1.25mi
3440 E Lombard St Unit 110 Springfield, MO	2.0	1.5	900	$875	$0.97	43d	1	1.27mi
3440 E Lombard St Unit 129 Springfield, MO	2.0	1.5	900	$875	$0.97	23d	1	1.27mi
2320 S Ingram Mill Rd Springfield, MO	2.0	1.0–2.0	646	$1,825	$2.83	13d	7	1.29mi
3501 E Lombard St Springfield, MO	1.0–3.0	1.0–2.0	800	$1,065	$1.33	43d	1	1.35mi
2051 S Kentwood Ave Unit 1 Springfield, MO	2.0	1.0	1000	$1,250	$1.25	13d	1	1.38mi
2559 S Linden Ave Springfield, MO	2.0	2.0	960	$850	$0.89	23d	1	1.44mi
3353 E Sunset St Unit B Springfield, MO	2.0	1.5	1008	$900	$0.89	13d	1	1.48mi

Listing history 10 events

1. 2026-04-24
   status Pending
2. 2026-04-03
   listed $219,000 Active
3. 2025-11-13
   price $229,000
4. 2025-10-25
   price $234,000
5. 2025-09-12
   listed $239,000 Active
6. 2023-01-31
   soldstatus Closed 772-char remark

   Show marketing remark (772 chars)

   Beautifully Updated Home in Hickory Hills/Glendale Schools! This lovely home features 3 bedrooms (one is non-conforming), 1 1/2 baths, refinished hardwood floors flow through the spacious formal living room, hall and 2 bedrooms. The updated kitchen/dining offers newer cabinets, newer stainless steel appliances, granite counter tops & luxury vinyl plank floors! Plus newer Hi Efficiency HVAC, thermopane windows! All appliances stay including refrigerator, washer & dryer! The third bedroom is off the kitchen with a closet, half bath & it is open to the sunroom so could be used as in-law quarters! You'll love the sunroom w/ wood burning stove that walks out to a covered patio overlooking the fenced back yard with storage shed! Move in ready!

7. 2023-01-31
   soldstatus

   Show marketing remark (772 chars)

   Beautifully Updated Home in Hickory Hills/Glendale Schools! This lovely home features 3 bedrooms (one is non-conforming), 1 1/2 baths, refinished hardwood floors flow through the spacious formal living room, hall and 2 bedrooms. The updated kitchen/dining offers newer cabinets, newer stainless steel appliances, granite counter tops & luxury vinyl plank floors! Plus newer Hi Efficiency HVAC, thermopane windows! All appliances stay including refrigerator, washer & dryer! The third bedroom is off the kitchen with a closet, half bath & it is open to the sunroom so could be used as in-law quarters! You'll love the sunroom w/ wood burning stove that walks out to a covered patio overlooking the fenced back yard with storage shed! Move in ready!

8. 2023-01-07
   status Pending 772-char remark

   Show marketing remark (772 chars)

   Beautifully Updated Home in Hickory Hills/Glendale Schools! This lovely home features 3 bedrooms (one is non-conforming), 1 1/2 baths, refinished hardwood floors flow through the spacious formal living room, hall and 2 bedrooms. The updated kitchen/dining offers newer cabinets, newer stainless steel appliances, granite counter tops & luxury vinyl plank floors! Plus newer Hi Efficiency HVAC, thermopane windows! All appliances stay including refrigerator, washer & dryer! The third bedroom is off the kitchen with a closet, half bath & it is open to the sunroom so could be used as in-law quarters! You'll love the sunroom w/ wood burning stove that walks out to a covered patio overlooking the fenced back yard with storage shed! Move in ready!

9. 2023-01-03
   listed $199,900 Active 772-char remark

   Show marketing remark (772 chars)

   Beautifully Updated Home in Hickory Hills/Glendale Schools! This lovely home features 3 bedrooms (one is non-conforming), 1 1/2 baths, refinished hardwood floors flow through the spacious formal living room, hall and 2 bedrooms. The updated kitchen/dining offers newer cabinets, newer stainless steel appliances, granite counter tops & luxury vinyl plank floors! Plus newer Hi Efficiency HVAC, thermopane windows! All appliances stay including refrigerator, washer & dryer! The third bedroom is off the kitchen with a closet, half bath & it is open to the sunroom so could be used as in-law quarters! You'll love the sunroom w/ wood burning stove that walks out to a covered patio overlooking the fenced back yard with storage shed! Move in ready!

10. 2021-01-04
    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: $1,477 · $123/mo
• Projected year-2 tax: $2,124 · $177/mo
• Expected delta: +$648/yr (+$54/mo · 43.9%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,252
• − Mortgage interest: −$12,267
• − Property taxes: −$1,477
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − Depreciation: −$6,371
• Taxable loss: −$5,879
• Est. tax savings @ 24.0%: +$1,411
• After-tax cash flow: $-524/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): 40,935
• Household income: $62,301
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 1412.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 4% Black 2% Asian 2%
• Common ancestry: Italian 3% Lithuanian 3% Slovak 3%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 2% 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: ▼ -271.81%
• Current HPI: 197.8418
• Rent YoY: ▲ 3.23%
• 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

+9.6% since first listed

10 events — show timeline

• 2026-04-24 Pending — SOMO
• 2026-04-03 Listed $219,000 SOMO
• 2025-11-13 Price Changed $229,000 SOMO
• 2025-10-25 Price Changed $234,000 SOMO
• 2025-09-12 Listed $239,000 SOMO
• 2023-01-31 Sold (Public Records) — Public Records
• 2023-01-31 Sold (MLS) — SOMO
• 2023-01-07 Pending — SOMO
• 2023-01-03 Listed $199,900 SOMO
• 2021-01-04 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,477 · +25.5% YoY. Source: county tax records.