922 E Manchester Dr · Springfield, MO 65810

$390,000

4 bd · 3.0 ba · 3,242 sqft · SingleFamily public records · 7 Days on market

Built 1978 10,454 sqft lot $120/sqft · 16% below area Est $480k · 19% under $8/mo HOA

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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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SO MANY FEATURES & UPDATES to tell you about, SO here are some Hi-Lights. .. Roof 1 1/2 Years Young, 2 Water Heaters, 90+ Furnace ( Serviced Yearly) , New Concrete Driveway. In the Walk-Out Basement you will find the Following. .. A Very Large Storage Room with Shelving, along with 2 Nice sized Bedrooms, Each with Large Closets, A Full Bathroom Between them, Then there is a 6th Non-Conforming Bedroom or Office (no Window) with a closet , A 2nd Large Living Area with a Wood Burning Fireplaceand a wet bar . Upstairs a Nice Sized Entry Foyer with Herringbone Tile, a Large Living Room with a Vaulted Ceiling with a wood Beam, Hardwood Flooring Plus a Pellet Stove . 3 more Bedrooms & 2 Full Bathrooms on the main Level Too ! The Main Bedroom is Very Large with its own Window Overlooking the Backyard Large Deck. Still on the Main floor is your Formal Dining room (with Hardwood Flooring) and the Kitchen with ALL Appliances and a space for a dining room table. The Large Laundry room is off the Kitchen and a door to the Oversized 2 Car garage with Extra Storage Space. .. .I could Go On & On, But you need to see this Home for Yourself to See ALL It Offers YOUR FAMILY !

Key facts

• Flexible space
• Exposed wood beam
• Herringbone tile

Tags

• WALK OUT BASEMENT
• MULTIPLE LIVING AREAS
• FLEXIBLE SPACE
• HERRINGBONE TILE
• VAULTED CEILINGS
• EXPOSED WOOD BEAM

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $90 (about $7.50/month)

Exterior

• Parking: 2-car garage; Garage faces front with garage door opener; Driveway; Paved parking pad and additional oversized parking
• Security: Security system; Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story; Vinyl siding exterior; Composition roof; Brick/mortar foundation; Located on a cul-de-sac with few trees; Asphalt and concrete road frontage on a county road
• Construction: Vinyl siding construction; Composition roof; Brick/mortar foundation; Built with masonry fireplace features
• Exterior features: Patio; Deck; Front porch; Rain gutters; Storm door(s); Privacy, chain link and wood fencing; Shed(s)

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher; Refrigerator; Disposal; Laminate counters
• Bedrooms: Bedrooms with walk-in closet(s)
• Flooring: Carpet; Tile; Hardwood
• Bathrooms: 3 full bathrooms; Soaking tub in primary bathroom
• Heating & cooling: Central heating (forced air, natural gas); Central air conditioning; Ceiling fans; Attic fan; Fireplace(s) including masonry and wood-burning; Pellet stove
• Interior features: Entrance foyer; Cathedral ceilings; Beamed ceilings; Soaking tub; Wet bar; Walk-in closets; Insulated windows with blinds and window coverings; Humidifier; Security smoke detectors
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/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 $357k (8.6% below list).
• Recommended offer: $357k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: Cherokee Middle (math 50% / reading 62%, grade B-, #40 of 391 statewide, top 10%, 758 students, 27% FRL); Kickapoo High (math 39% / reading 66%, grade C-, #89 of 521 statewide, top 17%, 1,881 students, 26% FRL) — zoned schools average 27% FRL vs 46% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 54% at this address vs 39% district-wide (+15 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 (+2.5%/yr); 250 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,302 units permitted in Greene County in 2024 (250 in 5+ unit buildings).
• This rent runs 45% of the median local income ($95k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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

• 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 $356,505 (8.6% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.91% ✗
• Cap rate: 7.49%
• Cash-on-cash: 4.26%
• DSCR: 1.19
• GRM: 9.1

CMA / ARV

• ARV (median comp): $480,219
• List price: $390,000
• Delta: -18.79%
• 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
989 E Siler Pkwy	0.28mi	4/3.5	3,346 (+3%)	2mo	$718,900	$215	78
5852 S Farm Road 157	0.42mi	4/3.5	3,219 (-1%)	0mo	$485,000	$151	77
5901 S Clay Ave	0.20mi	4/3.5	2,950 (-9%)	2mo	$719,000	$244	72
840 E Gaslight Dr	0.07mi	5/3.0 (+1)	3,633 (+12%)	1mo	$475,000	$131	71
713 E Meadowlark Cir	0.33mi	5/3.0 (+1)	3,349 (+3%)	5mo	$269,900	$81	70
6207 S Maryland Ave	0.47mi	4/3.5	3,332 (+3%)	2mo	$795,000	$239	70
6035 S Clay Ave	0.40mi	4/3.0	3,014 (-7%)	2mo	$650,000	$216	68
441 E Lakeview Ter	0.38mi	4/3.0	3,037 (-6%)	4mo	$369,000	$122	68
5532 S Roanoke Ave	0.50mi	4/3.5	3,406 (+5%)	2mo	$350,000	$103	65
6080 S Holland Ave	0.45mi	4/3.5	3,004 (-7%)	1mo	$650,000	$216	64
5657 S Roanoke Ave	0.44mi	4/3.0	3,509 (+8%)	4mo	$285,000	$81	62
1414 E Wilder Dr	0.66mi	4/2.5	3,696 (+14%)	2mo	$600,000	$162	42

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 · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.63×
• Total profit: $-40,296
• Equity at exit: $58,150

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-10,566
• Equity at exit: $33,720

Cash invested: $109,200 (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 65810

• Home prices YoY: -28.8%
• Rents YoY: 2.5%
• Active inventory: 250
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $3,565 medium
• Mortgage (P&I): −$2,045
• Tax from tax record: −$213 /mo · $2,557/yr
• Insurance: −$162
• HOA: −$8
• Vacancy / Maint / Mgmt: −$749
• Net cashflow: $388

Break-even live

Break-even rent $3,074

Max offer price $390,000

Occupancy floor 84%

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: $97,500
• Closing costs: $11,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
840 E Gaslight Dr Springfield, MO	5.0	3.0	3633	$4,000	$1.10	21d	1	0.05mi
5915 S Applewood Springfield, MO	4.0	2.0	2349	$3,495	$1.49	13d	1	1.36mi
5926 S Doubletree Ct Springfield, MO	4.0	2.0	2349	$3,495	$1.49	13d	1	1.46mi

HOA detail

• Monthly dues: $8 · $96/yr
• Likely covers: water

Listing history 14 events

1. 2026-05-15
   status Pending 1871-char remark
2. 2026-05-12
   status Active 1871-char remark
3. 2026-05-04
   status Pending 1871-char remark
4. 2026-04-29
   listed $390,000 Active 1871-char remark
5. 2026-03-12
   status Pending
6. 2026-03-10
   listed $375,000 Active
7. 2022-05-23
   soldstatus

   Show marketing remark (1196 chars)

   SO MANY FEATURES & UPDATES to tell you about, SO here are some Hi-Lights. .. Roof 1 1/2 Years Young, 2 Water Heaters, 90+ Furnace ( Serviced Yearly) , New Concrete Driveway. In the Walk-Out Basement you will find the Following. .. A Very Large Storage Room with Shelving, along with 2 Nice sized Bedrooms, Each with Large Closets, A Full Bathroom Between them, Then there is a 6th Non-Conforming Bedroom or Office (no Window) with a closet , A 2nd Large Living Area with a Wood Burning Fireplaceand a wet bar . Upstairs a Nice Sized Entry Foyer with Herringbone Tile, a Large Living Room with a Vaulted Ceiling with a wood Beam, Hardwood Flooring Plus a Pellet Stove . 3 more Bedrooms & 2 Full Bathrooms on the main Level Too ! The Main Bedroom is Very Large with its own Window Overlooking the Backyard Large Deck. Still on the Main floor is your Formal Dining room (with Hardwood Flooring) and the Kitchen with ALL Appliances and a space for a dining room table. The Large Laundry room is off the Kitchen and a door to the Oversized 2 Car garage with Extra Storage Space. .. .I could Go On & On, But you need to see this Home for Yourself to See ALL It Offers YOUR FAMILY !

8. 2022-05-23
   soldstatus

   Show marketing remark (1196 chars)

   SO MANY FEATURES & UPDATES to tell you about, SO here are some Hi-Lights. .. Roof 1 1/2 Years Young, 2 Water Heaters, 90+ Furnace ( Serviced Yearly) , New Concrete Driveway. In the Walk-Out Basement you will find the Following. .. A Very Large Storage Room with Shelving, along with 2 Nice sized Bedrooms, Each with Large Closets, A Full Bathroom Between them, Then there is a 6th Non-Conforming Bedroom or Office (no Window) with a closet , A 2nd Large Living Area with a Wood Burning Fireplaceand a wet bar . Upstairs a Nice Sized Entry Foyer with Herringbone Tile, a Large Living Room with a Vaulted Ceiling with a wood Beam, Hardwood Flooring Plus a Pellet Stove . 3 more Bedrooms & 2 Full Bathrooms on the main Level Too ! The Main Bedroom is Very Large with its own Window Overlooking the Backyard Large Deck. Still on the Main floor is your Formal Dining room (with Hardwood Flooring) and the Kitchen with ALL Appliances and a space for a dining room table. The Large Laundry room is off the Kitchen and a door to the Oversized 2 Car garage with Extra Storage Space. .. .I could Go On & On, But you need to see this Home for Yourself to See ALL It Offers YOUR FAMILY !

9. 2022-04-28
   listed $298,500

   Show marketing remark (1196 chars)

   SO MANY FEATURES & UPDATES to tell you about, SO here are some Hi-Lights. .. Roof 1 1/2 Years Young, 2 Water Heaters, 90+ Furnace ( Serviced Yearly) , New Concrete Driveway. In the Walk-Out Basement you will find the Following. .. A Very Large Storage Room with Shelving, along with 2 Nice sized Bedrooms, Each with Large Closets, A Full Bathroom Between them, Then there is a 6th Non-Conforming Bedroom or Office (no Window) with a closet , A 2nd Large Living Area with a Wood Burning Fireplaceand a wet bar . Upstairs a Nice Sized Entry Foyer with Herringbone Tile, a Large Living Room with a Vaulted Ceiling with a wood Beam, Hardwood Flooring Plus a Pellet Stove . 3 more Bedrooms & 2 Full Bathrooms on the main Level Too ! The Main Bedroom is Very Large with its own Window Overlooking the Backyard Large Deck. Still on the Main floor is your Formal Dining room (with Hardwood Flooring) and the Kitchen with ALL Appliances and a space for a dining room table. The Large Laundry room is off the Kitchen and a door to the Oversized 2 Car garage with Extra Storage Space. .. .I could Go On & On, But you need to see this Home for Yourself to See ALL It Offers YOUR FAMILY !

10. 2016-05-25
    soldstatus
11. 2016-05-24
    soldstatus
12. 2016-04-22
    listed $220,000
13. 2011-05-06
    soldstatus
14. 2002-06-03
    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: $2,557 · $213/mo
• Projected year-2 tax: $3,783 · $315/mo
• Expected delta: +$1,226/yr (+$102/mo · 48.0%)

ⓘ 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 2/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,781
• − Mortgage interest: −$21,846
• − Property taxes: −$2,557
• − Insurance: −$1,950
• − Repairs & maintenance: −$3,422
• − Management: −$3,422
• − HOA: −$96
• − Depreciation: −$11,345
• Taxable loss: −$1,858
• Est. tax savings @ 24.0%: +$446
• After-tax cash flow: $5,098/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): 22,137
• Household income: $95,160
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 437.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 3% Asian 3% Black 2%
• Common ancestry: Italian 4% Lithuanian 3% Portuguese 3%
• Foreign-born: 4% · Vietnam, China, Canada
• Languages at home: 95% English-only · Other Indo-European 1% Spanish 1% Chinese 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: ▼ -78.67%
• Current HPI: 194.8736
• Rent YoY: ▲ 2.53%
• 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

+77.3% since first listed

15 events — show timeline

• 2026-06-18 Sold (MLS) — SOMO
• 2026-05-15 Pending — SOMO
• 2026-05-12 Relisted — SOMO
• 2026-05-04 Pending — SOMO
• 2026-04-29 Listed $390,000 SOMO
• 2026-03-12 Pending — SOMO
• 2026-03-10 Listed $375,000 SOMO
• 2022-05-23 Sold (Public Records) — Public Records
• 2022-05-23 Sold (MLS) — SOMO
• 2022-04-28 Listed $298,500 SOMO
• 2016-05-25 Sold (Public Records) — Public Records
• 2016-05-24 Sold (MLS) — SOMO
• 2016-04-22 Listed $220,000 SOMO
• 2011-05-06 Sold (Public Records) — Public Records
• 2002-06-03 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,557 · -0.2% YoY. Source: county tax records.