717 S Market Ave · Springfield, MO 65806

$150,000

4 bd · 3.0 ba · 1,470 sqft · SingleFamily public records · 35 Days on market

Built 1897 5,227 sqft lot $102/sqft · at area comps Est $145k · 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 +26.9/30.0
• DSCR +9.3/10.0
• 1% rule +6.4/10.0
• ARV discount +5.8/15.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

4-bedroom, 2-bath home offering 1,470 sq ft of living space and plenty of character throughout! Enjoy relaxing on the inviting front porch while appreciating the home's unique charm and potential. Spacious layout with great opportunity to make it your own or add to your investment portfolio. Property is being sold AS-IS. Seller will make no repairs or improvements.

Key facts

• 5,227 sq ft lot
• Built 1897
• Listed 35 days

Property features AI

Finance

• Other: Listing broker: Murney Associates - Primrose
• Financial info: Tax information not included
• HOA & community: HOA details not provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Public water service; Public sewer service
• Home design: Single-family residence; Residential property; 1,470 above-grade finished area
• Construction: Construction details not provided
• Exterior features: Lot approximately 0.12 acres; Public water; Public sewer

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms information not provided
• Flooring: Flooring details not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas central heating
• Interior features: Two levels
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: Campbell Elem. (126 students, 72% FRL); Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL) — zoned schools average 62% FRL vs 46% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 52% at this address vs 39% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Springfield R-XII average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.2%/yr); 86 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $1k 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 + 4.2% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 1897 — 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 $145,500 (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 1897 — 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: 1.14% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.87%
• DSCR: 1.53
• GRM: 7.3

CMA / ARV

• ARV (median comp): $144,609
• List price: $150,000
• Delta: 3.73%
• 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
817 S South Campbell Ave	0.15mi	3/1.5 (-1)	1,490 (+1%)	3mo	$149,900	$101	77
723 W Mount Vernon St	0.27mi	4/2.0	1,623 (+10%)	2mo	$129,000	$79	65
1070 W Madison Dr	0.50mi	3/2.0 (-1)	1,428 (-3%)	6mo	$247,995	$174	58
728 S Douglas Ave	0.20mi	5/1.5 (+1)	1,643 (+12%)	3mo	$180,000	$110	57
1027 S New Ave	0.66mi	3/1.5 (-1)	1,472 (+0%)	1mo	$179,900	$122	57
1071 W Madison Dr	0.50mi	3/2.0 (-1)	1,550 (+5%)	5mo	$256,995	$166	54
1203 W Mount Vernon St	0.62mi	5/2.0 (+1)	1,559 (+6%)	3mo	$155,000	$99	50
1044 S Missouri Ave	0.52mi	3/2.0 (-1)	1,344 (-9%)	6mo	$199,900	$149	47
1027 S Missouri Ave	0.50mi	3/2.0 (-1)	1,284 (-13%)	6mo	$199,900	$156	42
1111 W Walnut St	0.67mi	3/2.0 (-1)	1,648 (+12%)	3mo	$130,000	$79	37
541 E Loren St	0.73mi	3/2.0 (-1)	1,288 (-12%)	3mo	$260,000	$202	34
1107 S Weaver Ave	0.70mi	3/1.5 (-1)	1,269 (-14%)	4mo	$160,000	$126	30

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 · 4.17% rent growth · sell at horizon

5-year hold

• IRR: 2.6%
• Equity multiple: 1.10×
• Total profit: $4,167
• Equity at exit: $22,365

10-year hold

• IRR: 13.1%
• Equity multiple: 2.10×
• Total profit: $46,135
• Equity at exit: $12,969

Cash invested: $42,000 (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 65806

• Home prices YoY: -11.7%
• Rents YoY: 4.2%
• Active inventory: 86
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,712 high
• Mortgage (P&I): −$787
• Tax from tax record: −$87 /mo · $1,050/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $416

Break-even live

Break-even rent $1,186

Max offer price $150,000

Occupancy floor 71%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
630 S Market Ave Springfield, MO	3.0	2.0	1758	$2,150	$1.22	44d	1	0.09mi
707 South Ave Unit 5 Springfield, MO	4.0	2.0	1100	$1,275	$1.16	44d	1	0.17mi
710 W Walnut St Springfield, MO	3.0	2.0	1350	$1,695	$1.26	44d	1	0.39mi
930 W Harrison St Springfield, MO	3.0	2.0	1046	$1,150	$1.10	13d	1	0.39mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$2,300	$1.59	21d	5	0.43mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$2,300	$1.59	23d	5	0.43mi
520 W Olive St Springfield, MO	3.0	2.0	1445	$1,538	$1.06	13d	5	0.52mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,500	$1.11	23d	5	0.52mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,500	$1.11	13d	4	0.52mi
1500 W Grand St Springfield, MO	2.0–3.0	1.0–1.5	1365	$1,395	$1.02	13d	3	1.02mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	23d	1	1.08mi
718 W Nichols St Springfield, MO	5.0	2.0	1320	$1,395	$1.06	44d	1	1.17mi
1044 E Linwood Dr Springfield, MO	3.0	1.5	1720	$1,750	$1.02	44d	1	1.41mi
2204 W Madison St Springfield, MO	3.0	1.0	960	$1,095	$1.14	13d	1	1.46mi

Listing history 21 events

1. 2026-06-18
   days on market $150,000 Active 35 DOM
2. 2026-06-17
   days on market $150,000 Active 34 DOM
3. 2026-06-16
   days on market $150,000 Active 33 DOM
4. 2026-06-15
   days on market $150,000 Active 32 DOM
5. 2026-06-14
   days on market $150,000 Active 30 DOM
6. 2026-06-10
   days on market $150,000 Active 27 DOM
7. 2026-06-09
   days on market $150,000 Active 26 DOM
8. 2026-06-08
   days on market $150,000 Active 25 DOM
9. 2026-06-07
   days on market $150,000 Active 24 DOM
10. 2026-06-03
    days on market $150,000 Active 20 DOM
11. 2026-06-02
    days on market $150,000 Active 19 DOM
12. 2026-06-01
    days on market $150,000 Active 18 DOM
13. 2026-05-31
    days on market $150,000 Active 17 DOM
14. 2026-05-30
    days on market $150,000 Active 16 DOM
15. 2026-05-14
    listed $150,000 Active 376-char remark
16. 2023-07-31
    historical
17. 2021-03-12
    soldstatus $182,000
18. 2017-06-19
    listed $224,900
19. 2016-06-20
    listed $88,930
20. 2007-06-04
    soldstatus
21. 2006-01-24
    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: $1,050 · $87/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$405/yr (+$34/mo · 38.6%)

ⓘ 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 · 19 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: $20,540
• − Mortgage interest: −$8,402
• − Property taxes: −$1,050
• − Insurance: −$750
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$4,364
• Taxable income: $2,688
• Est. tax owed @ 24.0%: −$645
• After-tax cash flow: $4,342/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): 13,692
• Household income: $28,165
• Rent vs Own: 87.3% rent · 12.7% own
• Severe rent burden: 1966.0

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 (75%)
• Race & ethnicity: White 75% Two or more races 8% Hispanic / Latino 7% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Italian 1% Scotch-Irish 1%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -27.72%
• Current HPI: 208.8156
• Rent YoY: ▲ 4.17%
• 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

+68.7% since first listed

7 events — show timeline

• 2026-05-14 Listed $150,000 SOMO
• 2023-07-31 Rental Removed — APPFOLIO
• 2021-03-12 Sold (Public Records) $182,000 Public Records
• 2017-06-19 Listed $224,900 SOMO
• 2016-06-20 Listed $88,930 SOMO
• 2007-06-04 Sold (Public Records) — Public Records
• 2006-01-24 Sold (Public Records) — Public Records

Property tax history

+10.2%/yr

Latest (2025): $1,050 · +167.7% YoY. Source: county tax records.