1707 W Hovey St · Springfield, MO 65802

$100,000

2 bd · 1.0 ba · 825 sqft · SingleFamily public records · 8 Days on market

Built 1935 7,405 sqft lot Est $130k · 23% under ↓ 9% since listing

---

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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +4.9/10.0
• 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

Welcome home to this one-level home with low maintenance stone siding. This home offers a fully fenced in yard complete with a storage shed and a charming front porch with original bead board ceiling. Inside you will find all new flooring throughout, fresh paint and a new gas oven. Schedule your showing today!

Key facts

• Stone siding
• Bead board ceiling
• Front porch

Tags

• STONE SIDING
• FULLY FENCED YARD
• STORAGE SHED
• FRONT PORCH
• BEAD BOARD CEILING
• NEW FLOORING

Property features AI

Finance

• Other: No other finance-related amenities provided
• Financial info: No additional financial details provided
• HOA & community: No HOA information provided

Exterior

• Parking: No parking details provided
• Security: No security features provided
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story
• Construction: Stone construction
• Exterior features: Front porch; Chain link fencing; Lot about 0.17 acres

Interior

• Kitchen: Gas oven (free-standing)
• Bedrooms: No bedroom level information provided
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall furnace; Ceiling fans; Window air conditioning units
• Interior features: Window coverings and blinds; Gas water heater
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (0.9% below list).
• Recommended offer: $99k (0.9% below list) — sets the bar for 1% rule.
• Cap rate 8.5% 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: Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL) — zoned schools at 51% FRL track the district average.
• 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 (+4.8%/yr); 512 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $691 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 1935 — 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 $99,092 (0.9% below list)

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 8.54%
• Cash-on-cash: 8.02%
• DSCR: 1.36
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $129,525
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1521 W Hamilton St	0.19mi	2/1.0	825 (0%)	1mo	$134,900	$164	90
1635 W Lynn St	0.09mi	2/1.0	732 (-11%)	1mo	$115,000	$157	76
2017 W Calhoun St	0.35mi	2/1.0	891 (+8%)	1mo	$142,500	$160	70
1126 W Calhoun St	0.48mi	2/1.0	798 (-3%)	6mo	$149,900	$188	68
1305 N Irving Ave	0.65mi	2/1.0	832 (+1%)	2mo	$128,000	$154	66
1121 W Florida St	0.63mi	2/2.0	844 (+2%)	1mo	$57,000	$68	62
827 N Marion Ave	0.61mi	2/1.0	871 (+6%)	3mo	$115,000	$132	60
1925 W Atlantic St	0.61mi	2/1.0	728 (-12%)	3mo	$100,000	$137	50
659 N Lafontaine Ave	0.73mi	3/1.0 (+1)	876 (+6%)	1mo	$164,900	$188	49
1032 W Locust St	0.54mi	3/1.0 (+1)	926 (+12%)	5mo	$137,500	$148	45
2156 W Brower St	0.72mi	2/1.0	924 (+12%)	4mo	$125,000	$135	43
2326 W Nichols St	0.72mi	2/1.0	945 (+14%)	1mo	$150,000	$159	41

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-2,481
• Equity at exit: $14,910

10-year hold

• IRR: 9.1%
• Equity multiple: 1.75×
• Total profit: $20,879
• Equity at exit: $8,646

Cash invested: $28,000 (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 65802

• Home prices YoY: -31.9%
• Rents YoY: 4.8%
• Active inventory: 512
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $991 high
• Mortgage (P&I): −$524
• Tax from tax record: −$30 /mo · $355/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $187

Break-even live

Break-even rent $754

Max offer price $100,000

Occupancy floor 76%

Sensitivity live

Price	-10% $244	-5% $215	+0% $187	+5% $159	+10% $131
Rent	-10% $109	-5% $148	+0% $187	+5% $226	+10% $265
Rate	-1.0pp $238	-0.5pp $213	base $187	+0.5pp $161	+1.0pp $135

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	24d	1	0.34mi
1126 W Hamilton St Springfield, MO	2.0	1.0	648	$895	$1.38	24d	1	0.45mi
916 N Kansas Expy Springfield, MO	1.0	1.0	573	$595	$1.04	44d	1	0.53mi
2117 N Lexington Ave Springfield, MO	3.0	1.0	1040	$1,195	$1.15	44d	1	0.72mi
2126 N Lexington Ave Springfield, MO	2.0	1.0	990	$895	$0.90	14d	1	0.73mi
2120 N Johnston Ave Springfield, MO	2.0	1.0	880	$925	$1.05	44d	1	0.82mi
603 W Division St Springfield, MO	2.0	1.0	816	$995	$1.22	14d	1	0.89mi
2115 N Grace Ave Springfield, MO	2.0	1.0	650	$850	$1.31	44d	1	0.93mi
740 N West Ave Springfield, MO	3.0	1.0	900	$995	$1.11	24d	1	0.93mi
522 N Park Ave Springfield, MO	1.0	1.0	608	$950	$1.56	44d	1	0.95mi
741 N West Ave Springfield, MO	2.0	1.0	912	$950	$1.04	44d	1	0.96mi
813 W Poplar St Unit 813 Springfield, MO	2.0	1.0	560	$795	$1.42	14d	1	0.99mi
815 N Grant Ave Unit A Springfield, MO	2.0	1.0	801	$625	$0.78	44d	1	1.00mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	24d	1	1.01mi
2712 W Nichols St Springfield, MO	2.0	1.0	619	$795	$1.28	44d	1	1.08mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	14d	1	1.14mi
2224 N Clifton Ave Unit 2238-A Springfield, MO	2.0	1.0	756	$695	$0.92	14d	1	1.15mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	21d	1	1.17mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	44d	1	1.25mi
922 N Glenn Ave Springfield, MO	2.0	1.0	780	$1,100	$1.41	44d	1	1.29mi
1623 N Jefferson Ave Unit B Springfield, MO	1.0	1.0	750	$950	$1.27	44d	1	1.31mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	44d	1	1.33mi
3016 W Hovey St Springfield, MO	3.0	2.0	1059	$1,350	$1.27	44d	1	1.35mi
1911 W Elm St Springfield, MO	2.0	1.0	580	$875	$1.51	44d	1	1.36mi
1200 W Walnut St Springfield, MO	2.0	2.0	1000	$995	$0.99	14d	3	1.38mi
3031 W Pacific St Springfield, MO	3.0	1.5	1008	$1,295	$1.28	21d	1	1.38mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	44d	1	1.38mi
733 W College St Springfield, MO	1.0	1.0	700	$750	$1.07	14d	1	1.39mi
2711 W Olive St Springfield, MO	1.0	1.0	621	$750	$1.21	24d	1	1.48mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	24d	5	1.48mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	14d	4	1.48mi
407 E Dale St Apt B Springfield, MO	2.0	1.0	720	$795	$1.10	14d	1	1.49mi
1409 N Washington Ave Springfield, MO	2.0	1.0	839	$1,405	$1.67	14d	2	1.50mi

Listing history 3 events

1. 2026-04-29
   status Pending
2. 2026-04-21
   listed $100,000 Active
3. 2025-10-16
   listed $110,000 Active

ⓘ 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: $355 · $30/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$615/yr (+$51/mo · 173.1%)

ⓘ 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 · 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: $11,891
• − Mortgage interest: −$5,602
• − Property taxes: −$355
• − Insurance: −$500
• − Repairs & maintenance: −$951
• − Management: −$951
• − Depreciation: −$2,909
• Taxable income: $623
• Est. tax owed @ 24.0%: −$149
• After-tax cash flow: $2,096/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

-9.1% since first listed

3 events — show timeline

• 2026-04-29 Pending — SOMO
• 2026-04-21 Listed $100,000 SOMO
• 2025-10-16 Listed $110,000 SOMO

Property tax history

+1.4%/yr

Latest (2025): $355 · +23.5% YoY. Source: county tax records.