2801 W Washita St · Springfield, MO 65807

$155,000

2 bd · 1.0 ba · 1,099 sqft · SingleFamily public records · 69 Days on market

Built 1947 0.37 ac lot $141/sqft · 27% below area Est $212k · 27% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• DSCR +4.6/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Rent growth +3.2/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in a growing area of west Springfield, this home offers a great opportunity to live in an established neighborhood with continued development happening nearby. The property is just minutes from Kansas Expressway and W Sunshine Street, where ongoing commercial growth and new development along the Kansas Bypass corridor continue to add value to the area. With easy access to shopping, dining, schools, and major roadways, this location offers both convenience today and long-term potential as the surrounding area continues to grow. Inside, the home features a functional layout with defined living spaces and plenty of natural light. The kitchen and main living areas flow well for everyday use, making the space comfortable and easy to enjoy. The home has a warm, lived-in feel and offers flexibility for a variety of lifestyles. Outside, the yard provides space to relax, play, or garden, and the neighborhood feels settled and residential. This property is well suited for buyers who want a solid home in a location that continues to see positive change and investment. A strong option for anyone looking to be part of west Springfield's continued growth.

Key facts

• Functional layout
• 0.37 acre lot
• Garage

Tags

• ESTABLISHED NEIGHBORHOOD
• ONGOING COMMERCIAL GROWTH
• EASY ACCESS TO SHOPPING
• PLENTY OF NATURAL LIGHT
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $45 ($545/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 $126k (18.4% below list).
• Recommended offer: $126k (18.4% 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.
• Market conditions: Rents rising (+2.6%/yr); 249 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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

• It's been on market 69 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $126,403 (18.4% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.82% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 10.2

CMA / ARV

• ARV (median comp): $212,052
• List price: $155,000
• Delta: -26.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2908 W Latoka St	0.19mi	2/1.0	1,208 (+10%)	2mo	$94,900	$79	73
2834 W Latoka St	0.14mi	3/2.0 (+1)	1,144 (+4%)	10mo	$214,900	$188	70
2076 S Vale Ave	0.28mi	3/1.0 (+1)	986 (-10%)	12mo	$145,000	$147	55
2859 W Cherokee St	0.21mi	3/2.0 (+1)	1,247 (+14%)	6mo	$230,000	$184	54
2840 W Cherokee St	0.22mi	3/2.0 (+1)	1,176 (+7%)	24mo	$205,000	$174	50
1944 S Farm Road 133	0.62mi	2/1.0	984 (-10%)	6mo	$174,900	$178	48
2738 W Cherokee St	0.21mi	3/2.0 (+1)	1,214 (+10%)	20mo	$212,900	$175	47
2738 W Whiteside St	0.37mi	3/1.0 (+1)	936 (-15%)	10mo	$169,900	$182	44
3039 W Cherokee St	0.38mi	3/2.0 (+1)	1,263 (+15%)	7mo	$239,900	$190	42
2826 W Cherokee St	0.21mi	3/2.0 (+1)	1,244 (+13%)	22mo	$206,000	$166	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 · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.48×
• Total profit: $-22,783
• Equity at exit: $23,111

10-year hold

• IRR: -6.7%
• Equity multiple: 0.58×
• Total profit: $-18,392
• Equity at exit: $13,402

Cash invested: $43,400 (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 65807

• Rents YoY: 2.6%
• Active inventory: 249
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,264 high
• Mortgage (P&I): −$813
• Tax from tax record: −$76 /mo · $909/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $45

Break-even live

Break-even rent $1,207

Max offer price $155,000

Occupancy floor 91%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1365 S Scenic Ave Springfield, MO	3.0	2.0	1328	$1,550	$1.17	13d	1	0.70mi
1625 S Marion Ave Springfield, MO	1.0–2.0	1.0–2.0	900	$1,321	$1.47	13d	5	0.77mi
1634 S Marion Ave Springfield, MO	3.0	1.0–2.0	845	$1,404	$1.66	13d	23	0.87mi
1152 S Hillcrest Ave Springfield, MO	3.0	1.5	1240	$1,300	$1.05	43d	1	0.94mi
1040 S Clifton Ave Springfield, MO	2.0	2.0	1010	$945	$0.94	13d	1	1.09mi
1020 S Clifton Ave Springfield, MO	2.0	2.0	1010	$950	$0.94	23d	1	1.15mi
1735 W Bennett St Springfield, MO	1.0	1.0	800	$1,124	$1.41	13d	2	1.20mi
1441 W Seminole St Springfield, MO	3.0	2.0	1218	$1,550	$1.27	43d	1	1.31mi
3861 W University St Springfield, MO	2.0	1.0–2.0	700	$1,250	$1.79	13d	9	1.45mi
2204 W Madison St Springfield, MO	3.0	1.0	960	$1,095	$1.14	13d	1	1.48mi

Listing history 8 events

1. 2026-04-30
   price $155,000 1167-char remark

   Show marketing remark (1167 chars)

   Located in a growing area of west Springfield, this home offers a great opportunity to live in an established neighborhood with continued development happening nearby. The property is just minutes from Kansas Expressway and W Sunshine Street, where ongoing commercial growth and new development along the Kansas Bypass corridor continue to add value to the area. With easy access to shopping, dining, schools, and major roadways, this location offers both convenience today and long-term potential as the surrounding area continues to grow. Inside, the home features a functional layout with defined living spaces and plenty of natural light. The kitchen and main living areas flow well for everyday use, making the space comfortable and easy to enjoy. The home has a warm, lived-in feel and offers flexibility for a variety of lifestyles. Outside, the yard provides space to relax, play, or garden, and the neighborhood feels settled and residential. This property is well suited for buyers who want a solid home in a location that continues to see positive change and investment. A strong option for anyone looking to be part of west Springfield's continued growth.

2. 2026-03-19
   listed $164,900 Active 1167-char remark

   Show marketing remark (1167 chars)

   Located in a growing area of west Springfield, this home offers a great opportunity to live in an established neighborhood with continued development happening nearby. The property is just minutes from Kansas Expressway and W Sunshine Street, where ongoing commercial growth and new development along the Kansas Bypass corridor continue to add value to the area. With easy access to shopping, dining, schools, and major roadways, this location offers both convenience today and long-term potential as the surrounding area continues to grow. Inside, the home features a functional layout with defined living spaces and plenty of natural light. The kitchen and main living areas flow well for everyday use, making the space comfortable and easy to enjoy. The home has a warm, lived-in feel and offers flexibility for a variety of lifestyles. Outside, the yard provides space to relax, play, or garden, and the neighborhood feels settled and residential. This property is well suited for buyers who want a solid home in a location that continues to see positive change and investment. A strong option for anyone looking to be part of west Springfield's continued growth.

3. 2026-02-03
   listed $165,000 Active
4. 2018-08-27
   soldstatus
5. 2018-08-24
   soldstatus
6. 2018-06-27
   listed $82,500
7. 2012-12-14
   soldstatus
8. 2006-07-21
   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: $909 · $76/mo
• Projected year-2 tax: $1,504 · $125/mo
• Expected delta: +$595/yr (+$50/mo · 65.5%)

ⓘ 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 ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,168
• − Mortgage interest: −$8,682
• − Property taxes: −$909
• − Insurance: −$775
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$4,509
• Taxable loss: −$2,134
• Est. tax savings @ 24.0%: +$512
• After-tax cash flow: $1,057/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): 56,659
• Household income: $53,870
• Rent vs Own: 55.5% rent · 44.5% own
• Severe rent burden: 3420.0

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 7% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 1% Arabic 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: ▼ -205.97%
• Current HPI: 210.4358
• Rent YoY: ▲ 2.60%
• 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

+87.9% since first listed

8 events — show timeline

• 2026-04-30 Price Changed $155,000 SOMO
• 2026-03-19 Listed $164,900 SOMO
• 2026-02-03 Listed $165,000 SOMO
• 2018-08-27 Sold (Public Records) — Public Records
• 2018-08-24 Sold (MLS) — SOMO
• 2018-06-27 Listed $82,500 SOMO
• 2012-12-14 Sold (Public Records) — Public Records
• 2006-07-21 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $909 · +9.9% YoY. Source: county tax records.