2811 E Cherry St · Springfield, MO 65802

$159,900

3 bd · 1.0 ba · 1,102 sqft · SingleFamily public records · 4 Days on market

Built 1960 7,841 sqft lot Est $184k · 13% under

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Why this score? — see what drove the D+ 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 +14.8/30.0
• ARV discount +13.4/15.0
• DSCR +4.5/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Schools +3.2/10.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming 3-bedroom, 1-bath residence offering 1,102 square feet of comfortable living space in Springfield! Recent renovations provide a fresh, updated feel while maintaining the home's character and charm. Whether you're a first-time homebuyer, downsizing, or looking for an investment opportunity, this move-in ready home is one you won't want to miss. Conveniently located near shopping, dining, schools, and everyday amenities.

Key facts

• 7,841 sq ft lot
• Garage
• Built 1960

Property features AI

Exterior

• Parking: Attached garage with 1 space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Exterior features: Wood and chain-link fencing; Lot approximately 0.18 acres

Interior

• Kitchen: Free‑standing electric oven; Built-in microwave; Refrigerator; Garbage disposal
• Flooring: Hardwood; Tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central heating; Central air conditioning
• Interior features: Disposal; Microwave; Refrigerator; Electric oven
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $43 ($518/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 $129k (19.4% below list).
• Recommended offer: $129k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Bingham Elem. (math 27% / reading 37%, grade F, #761 of 1,115 statewide, top 72%, 422 students, 78% 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).
• Market conditions: Rents rising fast (+4.8%/yr); 520 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 $1k of loan paydown is wiped out by about $5k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,919 (19.4% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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?
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: 0.81% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $184,034
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2822 E Cherry St	0.03mi	3/1.0	1,048 (-5%)	4mo	$140,000	$134	87
620 S Belcrest Ave	0.22mi	3/1.0	1,160 (+5%)	2mo	$94,900	$82	79
510 S Burton Ave	0.19mi	3/2.0	1,152 (+4%)	3mo	$199,900	$174	77
201 S Meadowview Ave	0.37mi	3/1.5	1,064 (-3%)	6mo	$179,900	$169	70
2710 E Horning St	0.16mi	3/1.0	960 (-13%)	1mo	$159,900	$167	70
2918 E Monroe Ter	0.27mi	3/1.5	1,229 (+12%)	2mo	$209,000	$170	65
217 N Ken Ave	0.40mi	3/1.5	1,188 (+8%)	2mo	$200,000	$168	64
2829 E Monroe Terrace Ter	0.21mi	2/1.0 (-1)	1,001 (-9%)	6mo	$169,900	$170	64
209 S Burton Ave	0.42mi	2/1.0 (-1)	1,168 (+6%)	2mo	$129,000	$110	64
2641 E Grand St	0.54mi	3/1.0	1,152 (+4%)	7mo	$179,900	$156	62
2431 E Cherry St	0.47mi	3/1.0	1,014 (-8%)	7mo	$154,900	$153	59
2626 E Elm St	0.25mi	4/2.0 (+1)	1,248 (+13%)	4mo	$199,500	$160	54

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-20,817
• Equity at exit: $23,842

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-4,594
• Equity at exit: $13,825

Cash invested: $44,772 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,289 high
• Mortgage (P&I): −$839
• Tax from tax record: −$70 /mo · $841/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $43

Break-even live

Break-even rent $1,235

Max offer price $159,900

Occupancy floor 92%

Sensitivity live

Price	-10% $134	-5% $88	+0% $43	+5% $-2	+10% $-47
Rent	-10% $-59	-5% $-8	+0% $43	+5% $94	+10% $145
Rate	-1.0pp $124	-0.5pp $84	base $43	+0.5pp $2	+1.0pp $-40

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3080 E Cherry St Unit D312 Springfield, MO	2.0	2.0	730	$1,125	$1.54	25d	1	0.40mi
3080 E Cherry St Unit F104-ADA Springfield, MO	3.0	2.0	1030	$1,500	$1.46	25d	1	0.40mi
3080 E Cherry St Unit H104-ADA Springfield, MO	3.0	2.0	1030	$1,565	$1.52	45d	1	0.40mi
3080 E Cherry St Unit G308 Springfield, MO	2.0	2.0	730	$1,245	$1.71	45d	1	0.40mi
2323 E Cherry St Springfield, MO	2.0	1.5	750	$1,195	$1.59	25d	1	0.59mi
2323 E Cherry St Springfield, MO	2.0	1.5	750	$1,195	$1.59	15d	1	0.59mi
531 N Oak Grove Ave Springfield, MO	2.0	1.5	1184	$925	$0.78	45d	1	0.69mi
504 N Patterson Ave Apt C Springfield, MO	2.0	1.0	760	$725	$0.95	45d	1	0.75mi
2154 E Cairo St Springfield, MO	3.0	2.0	1100	$1,395	$1.27	45d	1	0.82mi
3455 E Lombard St Springfield, MO	2.0	2.0	828	$905	$1.09	45d	1	0.94mi
3501 E Lombard St Springfield, MO	1.0–3.0	1.0–2.0	800	$1,065	$1.33	45d	1	0.95mi
1302 S Estate Ave Springfield, MO	2.0	1.0	768	$1,100	$1.43	25d	1	0.96mi
3440 E Lombard St Unit 110 Springfield, MO	2.0	1.5	900	$875	$0.97	45d	1	0.98mi
3440 E Lombard St Unit 129 Springfield, MO	2.0	1.5	900	$875	$0.97	25d	1	0.98mi
1225 S Ingram Mill Rd Springfield, MO	1.0–2.0	1.0–2.0	1150	$2,345	$2.04	15d	4	1.10mi
2765 E Verona St Springfield, MO	3.0	2.0	1244	$1,600	$1.29	45d	1	1.11mi
2641 E Verona St Springfield, MO	3.0	2.0	1293	$1,750	$1.35	25d	1	1.13mi
1834 E Monroe St Springfield, MO	2.0	1.0	792	$895	$1.13	45d	1	1.20mi
2804 E Linwood St Springfield, MO	3.0	2.0	1400	$1,650	$1.18	15d	1	1.26mi
2146 E Bennett St Unit 0 Springfield, MO	2.0	1.0	1009	$895	$0.89	45d	1	1.29mi
1528 S Catalina Ave Springfield, MO	3.0	1.0	1326	$1,440	$1.09	45d	1	1.31mi
726 S Kentwood Ave Springfield, MO	2.0	1.0	1116	$1,295	$1.16	15d	1	1.33mi
2072 E Bennett St Springfield, MO	1.0–2.0	1.0	750	$935	$1.25	45d	5	1.35mi
2942 E Stanford St Apt B Springfield, MO	2.0	1.0	784	$750	$0.96	25d	1	1.41mi
2831 E University St Springfield, MO	2.0	1.0	975	$1,095	$1.12	25d	1	1.42mi
2831 E University St Springfield, MO	2.0	1.0	950	$1,195	$1.26	15d	1	1.42mi
2020 E Bennett St Springfield, MO	1.0–2.0	1.0	743	$930	$1.25	45d	6	1.42mi
1603 S Saint Charles Ave Springfield, MO	3.0	2.0	1452	$1,695	$1.17	45d	1	1.43mi

Listing history 4 events

1. 2026-06-16
   statusdays on market $159,900 Pending 4 DOM
2. 2026-06-15
   days on market $159,900 Active 3 DOM
3. 2026-06-14
   remarks 452-char remark
4. 2026-06-14
   listed $159,900 Active 1 DOM

ⓘ 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: $841 · $70/mo
• Projected year-2 tax: $1,551 · $129/mo
• Expected delta: +$710/yr (+$59/mo · 84.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 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: $15,470
• − Mortgage interest: −$8,957
• − Property taxes: −$841
• − Insurance: −$800
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$4,652
• Taxable loss: −$2,254
• Est. tax savings @ 24.0%: +$541
• After-tax cash flow: $1,059/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

2 events — show timeline

• 2026-06-12 Listed $159,900 SOMO
• 2022-03-03 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $841 · +32.5% YoY. Source: county tax records.