1150 S Crutcher Ave · Springfield, MO 65804

$170,000

3 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 4 Days on market

Built 1928 10,019 sqft lot $131/sqft · at area comps Est $164k · 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 +15.3/30.0
• ARV discount +5.9/15.0
• DSCR +4.7/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• 1% rule +3.2/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fully renovated 3-bedroom, 2-bath home with two living areas, tile showers, and abundant storage space. Features a centrally located laundry area, large backyard, garage, storage, and covered porches in a convenient location. Property is being sold AS-IS.

Key facts

• Covered porches
• Large backyard
• 0.23 acre lot

Tags

• CENTRALLY LOCATED LAUNDRY AREA
• LARGE BACKYARD
• COVERED PORCHES

Property features AI

Exterior

• Parking: Driveway; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One story
• Exterior features: City street frontage; Publicly maintained road; Lot dimensions approximately 50 x 200 (0.23 acre)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Natural gas heating; Central air conditioning
• Interior features: Has a view; One-level floor plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $63 ($761/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 $139k (18.0% below list).
• Recommended offer: $139k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 (+3.2%/yr); 260 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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.
• 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

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,317 (18.0% below list)

Questions for the listing agent

1. Built in 1928 — 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: 0.82% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.60%
• DSCR: 1.07
• GRM: 10.2

CMA / ARV

• ARV (median comp): $164,056
• List price: $170,000
• Delta: 3.62%
• 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
2143 E Madison St	0.55mi	3/2.0	1,348 (+4%)	1mo	$235,000	$174	68
1502 S Marlan Ave	0.65mi	3/1.5	1,336 (+3%)	1mo	$210,000	$157	63
1909 E Cherry St Ct	0.70mi	2/1.5 (-1)	1,298 (-0%)	3mo	$189,000	$146	58
701 S Kentwood Ave	0.64mi	2/1.0 (-1)	1,304 (+0%)	4mo	$203,000	$156	58
1929 E Monroe St	0.59mi	3/2.0	1,455 (+12%)	0mo	$239,900	$165	52
1259 S Willow Ln	0.60mi	3/2.0	1,132 (-13%)	2mo	$214,900	$190	49
1550 S Delaware Ave	0.63mi	3/1.0	1,414 (+9%)	4mo	$289,900	$205	48
955 S Delaware Ave	0.51mi	2/1.5 (-1)	1,462 (+12%)	1mo	$239,900	$164	48
606 S Grandview Ave	0.72mi	4/2.0 (+1)	1,428 (+10%)	4mo	$229,500	$161	41
1534 S Kentwood Ave	0.53mi	2/1.0 (-1)	1,125 (-14%)	7mo	$199,900	$178	38
2112 E Cinderella St	0.58mi	2/1.0 (-1)	1,118 (-14%)	4mo	$185,000	$165	37
2502 E Cedar Ln	0.71mi	2/1.0 (-1)	1,112 (-14%)	6mo	$165,000	$148	29

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 · 3.23% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-23,249
• Equity at exit: $25,348

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-13,970
• Equity at exit: $14,698

Cash invested: $47,600 (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 65804

• Rents YoY: 3.2%
• Active inventory: 260
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,393 high
• Mortgage (P&I): −$891
• Tax from tax record: −$75 /mo · $898/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $63

Break-even live

Break-even rent $1,313

Max offer price $170,000

Occupancy floor 90%

Sensitivity live

Price	-10% $160	-5% $112	+0% $63	+5% $15	+10% $-33
Rent	-10% $-47	-5% $8	+0% $63	+5% $118	+10% $173
Rate	-1.0pp $149	-0.5pp $107	base $63	+0.5pp $19	+1.0pp $-25

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2146 E Bennett St Unit 0 Springfield, MO	2.0	1.0	1009	$895	$0.89	45d	1	0.43mi
726 S Kentwood Ave Springfield, MO	2.0	1.0	1116	$1,295	$1.16	14d	1	0.61mi
1420 S Pickwick Ave Springfield, MO	3.0	2.0	1164	$1,550	$1.33	45d	1	0.66mi
2149 E Sunshine St Springfield, MO	1.0–2.0	1.0–1.5	671	$1,453	$2.17	14d	20	0.69mi
1228 E Belmont St Springfield, MO	1.0–2.0	1.0	802	$930	$1.16	45d	1	0.93mi
1426 E University St Springfield, MO	2.0	1.0	1000	$1,400	$1.40	45d	1	0.95mi
2154 E Cairo St Springfield, MO	3.0	2.0	1100	$1,395	$1.27	45d	1	1.00mi
2641 E Verona St Springfield, MO	3.0	2.0	1293	$1,750	$1.35	24d	1	1.00mi
1562 S National Ave Springfield, MO	3.0	1.0	1064	$1,225	$1.15	45d	1	1.06mi
2765 E Verona St Springfield, MO	3.0	2.0	1244	$1,600	$1.29	45d	1	1.12mi
1333 E Elm St Springfield, MO	1.0–2.0	1.0	830	$980	$1.18	45d	1	1.13mi
2051 S Kentwood Ave Unit 1 Springfield, MO	2.0	1.0	1000	$1,250	$1.25	14d	1	1.18mi
1044 E Linwood Dr Springfield, MO	3.0	1.5	1720	$1,750	$1.02	45d	1	1.22mi
2804 E Linwood St Springfield, MO	3.0	2.0	1400	$1,650	$1.18	14d	1	1.23mi
1477 E Lindberg St Springfield, MO	3.0	1.0	1300	$1,445	$1.11	14d	1	1.26mi
2831 E University St Springfield, MO	2.0	1.0	950	$1,195	$1.26	14d	1	1.34mi
2831 E University St Springfield, MO	2.0	1.0	975	$1,095	$1.12	24d	1	1.34mi
1014 E Walnut St Springfield, MO	2.0	2.0	1200	$1,200	$1.00	45d	1	1.46mi
937 E Elm St Unit 07 Springfield, MO	2.0	1.0	893	$1,025	$1.15	45d	1	1.49mi

Listing history 10 events

1. 2026-05-18
   status Pending 255-char remark
2. 2026-05-14
   listed $170,000 Active 255-char remark
3. 2025-03-09
   historical $1,360
4. 2025-02-18
   listed $1,360
5. 2020-07-13
   listed $94,400
6. 2019-04-18
   soldstatus $350,000
7. 2018-11-29
   listed $70,000
8. 2017-01-02
   listed $65,000
9. 2016-01-14
   listed $84,174
10. 2002-10-29
    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: $898 · $75/mo
• Projected year-2 tax: $1,649 · $137/mo
• Expected delta: +$751/yr (+$63/mo · 83.6%)

ⓘ 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 · 18 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: $16,718
• − Mortgage interest: −$9,523
• − Property taxes: −$898
• − Insurance: −$850
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$4,945
• Taxable loss: −$2,173
• Est. tax savings @ 24.0%: +$522
• After-tax cash flow: $1,283/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): 40,935
• Household income: $62,301
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 1412.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 4% Black 2% Asian 2%
• Common ancestry: Italian 3% Lithuanian 3% Slovak 3%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 2% 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: ▼ -271.81%
• Current HPI: 197.8418
• Rent YoY: ▲ 3.23%
• 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

+102.0% since first listed

10 events — show timeline

• 2026-05-18 Pending — SOMO
• 2026-05-14 Listed $170,000 SOMO
• 2025-03-09 Rental Removed $1,360 APPFOLIO
• 2025-02-18 Listed for Rent $1,360 APPFOLIO
• 2020-07-13 Listed $94,400 SOMO
• 2019-04-18 Sold (Public Records) $350,000 Public Records
• 2018-11-29 Listed $70,000 SOMO
• 2017-01-02 Listed $65,000 SOMO
• 2016-01-14 Listed $84,174 SOMO
• 2002-10-29 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $898 · +8.0% YoY. Source: county tax records.