2009 N Park Ave · Springfield, MO 65803

$96,500

2 bd · 1.0 ba · 616 sqft · SingleFamily public records · 90 Days on market

Built 1927 7,405 sqft lot $157/sqft · 9% above area Est $105k · 8% under

---

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 +21.4/30.0
• ARV discount +11.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently remodeled single-story residence featuring a 2-bedroom, 1-bathroom configuration. Interior updates include newer granite countertops and newer stainless steel appliances, including a glass-top stove and dishwasher. Floor plan includes a large living room, two bedrooms, and a dedicated laundry room. Exterior features include a covered front porch and a large, partially fenced backyard. This property provides immediate access to Kansas Expressway and Chestnut Expressway, with a direct route to the I-44 interchange. Situated within 1 mile of Tom Watkins Park and 2 miles of the Dickerson Park Zoo. Central proximity to Missouri State University, Drury University, and Ozarks Technical Community College.

Key facts

• Covered front porch
• Granite countertops
• 7,405 sq ft lot

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• COVERED FRONT PORCH
• PARTIALLY FENCED BACKYARD
• PROXIMITY TO TOM WATKINS PARK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/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 $92k (4.6% below list).
• Recommended offer: $91k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 fast (+4.2%/yr); 394 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 $667 of loan paydown is wiped out by about $3k 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 90 days — a 6% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y ago; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,710 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — 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: 0.95% ✗
• Cap rate: 8.07%
• Cash-on-cash: 6.36%
• DSCR: 1.28
• GRM: 8.7

CMA / ARV

• ARV (median comp): $104,687
• List price: $96,500
• Delta: -7.82%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2064 N Park Ave	0.11mi	2/1.0	642 (+4%)	13mo	$109,000	$170	78
1921 W Atlantic St	0.28mi	2/1.0	665 (+8%)	10mo	$95,000	$143	65
2121 N Columbia Ave	0.26mi	2/1.0	576 (-6%)	22mo	$94,900	$165	58
1503 W Lee St	0.62mi	2/1.0	646 (+5%)	13mo	$110,000	$170	52
1836 W Hovey St	0.70mi	2/1.0	672 (+9%)	3mo	$50,000	$74	50

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-5,394
• Equity at exit: $14,388

10-year hold

• IRR: 5.6%
• Equity multiple: 1.44×
• Total profit: $11,786
• Equity at exit: $8,344

Cash invested: $27,020 (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: 394
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $921 high
• Mortgage (P&I): −$506
• Tax from tax record: −$38 /mo · $455/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $143

Break-even live

Break-even rent $740

Max offer price $96,500

Occupancy floor 79%

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: $24,125
• Closing costs: $2,895
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2115 N Grace Ave Springfield, MO	2.0	1.0	650	$850	$1.31	43d	1	0.22mi
1126 W Hamilton St Springfield, MO	2.0	1.0	648	$895	$1.38	23d	1	1.13mi
2712 W Nichols St Springfield, MO	2.0	1.0	619	$795	$1.28	43d	1	1.15mi
916 N Kansas Expy Springfield, MO	1.0	1.0	573	$595	$1.04	43d	1	1.20mi
522 N Park Ave Springfield, MO	1.0	1.0	608	$950	$1.56	43d	1	1.39mi

Listing history 29 events

1. 2026-06-18
   days on market $96,500 Active 90 DOM
2. 2026-06-17
   days on market $96,500 Active 89 DOM
3. 2026-06-16
   days on market $96,500 Active 88 DOM
4. 2026-06-15
   days on market $96,500 Active 87 DOM
5. 2026-06-14
   days on market $96,500 Active 85 DOM
6. 2026-06-10
   days on market $96,500 Active 82 DOM
7. 2026-06-09
   days on market $96,500 Active 81 DOM
8. 2026-06-08
   days on market $96,500 Active 80 DOM
9. 2026-06-07
   days on market $96,500 Active 79 DOM
10. 2026-06-03
    days on market $96,500 Active 75 DOM
11. 2026-06-02
    days on market $96,500 Active 74 DOM
12. 2026-06-01
    days on market $96,500 Active 73 DOM
13. 2026-05-31
    days on market $96,500 Active 72 DOM
14. 2026-05-30
    pricedays on market $96,500 Active 71 DOM
15. 2026-04-30
    price $99,900 715-char remark

    Show marketing remark (715 chars)

    Recently remodeled single-story residence featuring a 2-bedroom, 1-bathroom configuration. Interior updates include newer granite countertops and newer stainless steel appliances, including a glass-top stove and dishwasher. Floor plan includes a large living room, two bedrooms, and a dedicated laundry room. Exterior features include a covered front porch and a large, partially fenced backyard. This property provides immediate access to Kansas Expressway and Chestnut Expressway, with a direct route to the I-44 interchange. Situated within 1 mile of Tom Watkins Park and 2 miles of the Dickerson Park Zoo. Central proximity to Missouri State University, Drury University, and Ozarks Technical Community College.

16. 2026-03-20
    listed $105,000 Active 715-char remark

    Show marketing remark (715 chars)

    Recently remodeled single-story residence featuring a 2-bedroom, 1-bathroom configuration. Interior updates include newer granite countertops and newer stainless steel appliances, including a glass-top stove and dishwasher. Floor plan includes a large living room, two bedrooms, and a dedicated laundry room. Exterior features include a covered front porch and a large, partially fenced backyard. This property provides immediate access to Kansas Expressway and Chestnut Expressway, with a direct route to the I-44 interchange. Situated within 1 mile of Tom Watkins Park and 2 miles of the Dickerson Park Zoo. Central proximity to Missouri State University, Drury University, and Ozarks Technical Community College.

17. 2026-02-09
    historical $795
18. 2026-02-04
    price $105,000
19. 2026-02-01
    listed $795
20. 2025-05-01
    listed $110,000 Active
21. 2021-08-05
    soldstatus
22. 2021-07-09
    listed $29,900
23. 2021-01-04
    soldstatus
24. 2020-12-31
    soldstatus
25. 2020-10-11
    listed $39,900
26. 2017-07-24
    listed $34,900
27. 2016-06-07
    soldstatus
28. 2015-12-18
    listed $24,900
29. 2015-06-12
    listed $25,500

ⓘ 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: $455 · $38/mo
• Projected year-2 tax: $936 · $78/mo
• Expected delta: +$481/yr (+$40/mo · 105.6%)

ⓘ 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 ≥105°F today · 20 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: $11,048
• − Mortgage interest: −$5,406
• − Property taxes: −$455
• − Insurance: −$482
• − Repairs & maintenance: −$884
• − Management: −$884
• − Depreciation: −$2,807
• Taxable income: $130
• Est. tax owed @ 24.0%: −$31
• After-tax cash flow: $1,686/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

+291.8% since first listed

15 events — show timeline

• 2026-04-30 Price Changed $99,900 SOMO
• 2026-03-20 Listed $105,000 SOMO
• 2026-02-09 Rental Removed $795 APPFOLIO
• 2026-02-04 Price Changed $105,000 SOMO
• 2026-02-01 Listed for Rent $795 APPFOLIO
• 2025-05-01 Listed $110,000 SOMO
• 2021-08-05 Sold (MLS) — SOMO
• 2021-07-09 Listed $29,900 SOMO
• 2021-01-04 Sold (Public Records) — Public Records
• 2020-12-31 Sold (MLS) — SOMO
• 2020-10-11 Listed $39,900 SOMO
• 2017-07-24 Listed $34,900 SOMO
• 2016-06-07 Sold (MLS) — SOMO
• 2015-12-18 Listed $24,900 SOMO
• 2015-06-12 Listed $25,500 SOMO

Property tax history

+4.0%/yr

Latest (2025): $455 · +8.4% YoY. Source: county tax records.