1411 W Dale St · Springfield, MO 65803

$130,000

2 bd · 1.0 ba · 1,134 sqft · SingleFamily public records · 38 Days on market

Built 1978 8,712 sqft lot $115/sqft · at area comps Est $132k · at est.

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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 +14.4/30.0
• ARV discount +8.0/15.0
• DSCR +4.4/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +3.2/10.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity in Springfield featuring a 2 bedroom, 1 bathroom home with strong potential for future returns. Conveniently located near shopping, dining, and major roadways, this property offers a functional layout and excellent opportunity for investors looking to expand their portfolio or add another rental property to their holdings.

Key facts

• Near dining
• Near shopping
• Functional layout

Tags

• CONVENIENTLY LOCATED
• NEAR SHOPPING
• NEAR DINING
• NEAR MAJOR ROADWAYS
• FUNCTIONAL LAYOUT

Property features AI

Exterior

• Parking: Garage with 1 car space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One story
• Construction: Lot approximately 0.2 acres
• Exterior features: City street frontage; Asphalt road surface; Publicly maintained road

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (forced air); Natural gas heating available; Electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Has a view; One level home

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $27 ($324/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 $106k (18.7% below list).
• Recommended offer: $106k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Bowerman Elem. (math 17% / reading 27%, grade F, #910 of 1,115 statewide, top 83%, 243 students, 90% FRL); Reed Middle (math 33% / reading 44%, grade F, #202 of 391 statewide, top 54%, 512 students, 70% FRL); Hillcrest High (math 9% / reading 35%, grade F, #462 of 521 statewide, top 90%, 1,017 students, 64% FRL) — zoned schools average 74% FRL vs 46% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.2%/yr); 401 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $899 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 6 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: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,652 (18.7% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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: 0.81% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 10.3

CMA / ARV

• ARV (median comp): $131,515
• List price: $130,000
• Delta: -1.15%
• 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
1639 W Atlantic St	0.25mi	2/1.0	1,204 (+6%)	1mo	$129,000	$107	77
2327 N Lexington Ave	0.40mi	3/1.0 (+1)	1,141 (+1%)	2mo	$134,900	$118	73
1516 W Lee St	0.11mi	3/1.0 (+1)	1,020 (-10%)	1mo	$149,900	$147	72
2130 N Elizabeth Ave	0.41mi	3/1.0 (+1)	1,118 (-1%)	2mo	$110,000	$98	72
1863 N Grant Ave	0.65mi	2/1.0	1,140 (+0%)	2mo	$149,900	$131	67
2117 N Lexington Ave	0.30mi	3/1.0 (+1)	1,040 (-8%)	3mo	$124,500	$120	65
1934 W Lee St	0.44mi	3/1.0 (+1)	1,075 (-5%)	2mo	$140,500	$131	64
2243 N Franklin Ave	0.33mi	2/1.0	1,260 (+11%)	3mo	$150,000	$119	63
2119 N Marion Ave	0.56mi	2/1.0	1,018 (-10%)	3mo	$112,500	$111	55
2032 N Park Ave	0.66mi	3/2.0 (+1)	1,178 (+4%)	2mo	$100,000	$85	52
2323 N Missouri Ave	0.53mi	3/1.0 (+1)	1,254 (+11%)	1mo	$179,900	$143	52
2324 N Concord Ave	0.73mi	3/1.0 (+1)	1,064 (-6%)	3mo	$90,000	$85	48

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 · 4.24% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.50×
• Total profit: $-18,053
• Equity at exit: $19,383

10-year hold

• IRR: -3.2%
• Equity multiple: 0.78×
• Total profit: $-8,055
• Equity at exit: $11,240

Cash invested: $36,400 (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 65803

• Home prices YoY: -29.8%
• Rents YoY: 4.2%
• Active inventory: 401
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,057 high
• Mortgage (P&I): −$682
• Tax from tax record: −$72 /mo · $861/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $27

Break-even live

Break-even rent $1,022

Max offer price $130,000

Occupancy floor 92%

Sensitivity live

Price	-10% $101	-5% $64	+0% $27	+5% $-10	+10% $-47
Rent	-10% $-56	-5% $-15	+0% $27	+5% $69	+10% $110
Rate	-1.0pp $92	-0.5pp $60	base $27	+0.5pp $-7	+1.0pp $-41

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2120 N Johnston Ave Springfield, MO	2.0	1.0	880	$925	$1.05	45d	1	0.22mi
2126 N Lexington Ave Springfield, MO	2.0	1.0	990	$895	$0.90	15d	1	0.27mi
2117 N Lexington Ave Springfield, MO	3.0	1.0	1040	$1,195	$1.15	45d	1	0.29mi
1127 W Talmage St Springfield, MO	3.0	2.0	1160	$1,650	$1.42	45d	1	0.66mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	45d	1	0.90mi
603 W Division St Springfield, MO	2.0	1.0	816	$995	$1.22	15d	1	0.94mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	25d	1	0.96mi
2224 N Clifton Ave Unit 2238-A Springfield, MO	2.0	1.0	756	$695	$0.92	15d	1	1.00mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	23d	1	1.01mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	45d	1	1.10mi
407 E Dale St Apt B Springfield, MO	2.0	1.0	720	$795	$1.10	15d	1	1.12mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	45d	1	1.20mi
1623 N Jefferson Ave Unit B Springfield, MO	1.0	1.0	750	$950	$1.27	45d	1	1.21mi
616 W Webster St Springfield, MO	2.0	1.5	1178	$1,050	$0.89	15d	1	1.24mi
2850 N Campbell Ave Apt S Springfield, MO	1.0	1.0	727	$750	$1.03	45d	1	1.30mi
2034 N Washington Ave Springfield, MO	2.0	1.0	800	$875	$1.09	45d	1	1.32mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	25d	1	1.41mi
815 N Grant Ave Unit A Springfield, MO	2.0	1.0	801	$625	$0.78	45d	1	1.43mi
805 E Garfield St Springfield, MO	2.0	1.0	950	$950	$1.00	15d	1	1.47mi

Listing history 25 events

1. 2026-06-22
   days on market $130,000 Active 38 DOM
2. 2026-06-18
   days on market $130,000 Active 35 DOM
3. 2026-06-17
   days on market $130,000 Active 34 DOM
4. 2026-06-16
   days on market $130,000 Active 33 DOM
5. 2026-06-15
   days on market $130,000 Active 32 DOM
6. 2026-06-14
   days on market $130,000 Active 30 DOM
7. 2026-06-10
   days on market $130,000 Active 27 DOM
8. 2026-06-09
   days on market $130,000 Active 26 DOM
9. 2026-06-08
   days on market $130,000 Active 25 DOM
10. 2026-06-07
    days on market $130,000 Active 24 DOM
11. 2026-06-03
    days on market $130,000 Active 20 DOM
12. 2026-06-02
    days on market $130,000 Active 19 DOM
13. 2026-06-01
    days on market $130,000 Active 18 DOM
14. 2026-05-31
    days on market $130,000 Active 17 DOM
15. 2026-05-30
    days on market $130,000 Active 16 DOM
16. 2026-05-14
    listed $130,000 Active 345-char remark
17. 2025-01-30
    historical $1,095
18. 2025-01-03
    listed $1,095
19. 2024-12-19
    historical $1,095
20. 2024-10-30
    listed $1,095
21. 2024-03-14
    historical $1,095
22. 2023-12-24
    listed $1,095
23. 2019-05-28
    soldstatus $350,000
24. 2018-12-10
    listed $65,000
25. 2016-01-19
    listed $87,304

ⓘ 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: $861 · $72/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: +$400/yr (+$33/mo · 46.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% 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
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,678
• − Mortgage interest: −$7,282
• − Property taxes: −$861
• − Insurance: −$650
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$3,782
• Taxable loss: −$1,926
• Est. tax savings @ 24.0%: +$462
• After-tax cash flow: $786/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): 42,882
• Household income: $50,572
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1305.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 9% Hispanic / Latino 6% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Italian 2% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -87.08%
• Current HPI: 205.0439
• Rent YoY: ▲ 4.24%
• 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

+48.9% since first listed

10 events — show timeline

• 2026-05-14 Listed $130,000 SOMO
• 2025-01-30 Rental Removed $1,095 APPFOLIO
• 2025-01-03 Listed for Rent $1,095 APPFOLIO
• 2024-12-19 Rental Removed $1,095 APPFOLIO
• 2024-10-30 Listed for Rent $1,095 APPFOLIO
• 2024-03-14 Rental Removed $1,095 APPFOLIO
• 2023-12-24 Listed for Rent $1,095 APPFOLIO
• 2019-05-28 Sold (Public Records) $350,000 Public Records
• 2018-12-10 Listed $65,000 SOMO
• 2016-01-19 Listed $87,304 SOMO

Property tax history

+3.4%/yr

Latest (2025): $861 · +16.7% YoY. Source: county tax records.