746 S Douglas Ave · Springfield, MO 65806

$100,000

2 bd · 1.0 ba · 884 sqft · SingleFamily public records · 38 Days on market

Built 1900 5,227 sqft lot $113/sqft · 28% below area Est $139k · 28% 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).

• Cash flow +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent investment opportunity with endless potential! This property is the perfect candidate for a flip, rental, or long-term addition to your investment portfolio. With solid bones and plenty of opportunity to add value, this home is ready for the right investor to bring their vision and creativity. Whether you're looking to renovate and resell or create a strong rental property, the possibilities here are tremendous. Affordable opportunities with this much potential are becoming harder to find, making this a great chance for investors, flippers, or handy buyers looking to build equity. Property is sold 'As-IS'.

Key facts

• 5,227 sq ft lot
• Built 1900
• Listed 38 days

Property features AI

Finance

• Other: MLS-specific codes and links excluded
• Financial info: Tax annual amount reported
• HOA & community: HOA information not specified

Exterior

• Parking: Parking details not specified
• Security: Not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One story
• Construction: Built area above grade: 884 (reported); Construction year not specified; Construction materials and foundation not specified; Roof type not specified
• Exterior features: Lot approximately 0.12 acre; Subdivision: Greene-Not in List; Directions: West on State off South Campbell, South on Douglas

Interior

• Kitchen: Appliances not specified
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: One level layout
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $185 ($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 $100k (0.4% below list).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: Mcgregor Elem. (math 12% / reading 17%, grade F, #993 of 1,115 statewide, top 90%, 271 students, 90% FRL); Westport Middle School (math 12% / reading 29%, grade F, #344 of 391 statewide, top 88%, 433 students, 87% FRL); Parkview High (math 11% / reading 40%, grade F, #433 of 521 statewide, top 83%, 1,234 students, 62% FRL) — zoned schools average 80% FRL vs 46% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 39% district-wide (-19 pts) — the specific schools serving this property underperform the Springfield R-XII average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.2%/yr); 88 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,302 units permitted in Greene County in 2024 (250 in 5+ unit buildings).
• This rent runs 42% of the median local income ($28k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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 38 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 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 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $97,000 (3.0% 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 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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: 1.00% ✗
• Cap rate: 8.52%
• Cash-on-cash: 7.94%
• DSCR: 1.35
• GRM: 8.4

CMA / ARV

• ARV (median comp): $138,641
• List price: $100,000
• Delta: -27.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
735 S Missouri Ave	0.12mi	2/1.0	904 (+2%)	1mo	$140,000	$155	90
942 S Market Ave	0.32mi	2/1.0	884 (0%)	6mo	$139,000	$157	80
864 S Main Ave	0.20mi	2/1.0	968 (+10%)	2mo	$182,000	$188	73
920 S Douglas Ave	0.21mi	3/1.0 (+1)	956 (+8%)	1mo	$139,900	$146	70
925 W Mount Vernon St	0.28mi	2/1.0	990 (+12%)	6mo	$129,900	$131	62
1068 S Broadway Ave	0.46mi	2/1.0	821 (-7%)	7mo	$139,900	$170	61
1530 W Lombard St	0.69mi	2/1.0	840 (-5%)	2mo	$145,000	$173	58
936 S Douglas Ave	0.24mi	3/1.5 (+1)	1,000 (+13%)	2mo	$89,000	$89	58
1139 S Fort Ave	0.69mi	3/1.0 (+1)	890 (+1%)	5mo	$218,000	$245	57
845 S Newton Ave	0.55mi	2/1.0	962 (+9%)	7mo	$134,900	$140	54
942 S Nettleton Ave	0.64mi	2/2.0	816 (-8%)	1mo	$122,900	$151	53
1012 S Fort Ave	0.53mi	2/1.0	768 (-13%)	1mo	$105,000	$137	52

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 · 4.17% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.88×
• Total profit: $-3,260
• Equity at exit: $14,910

10-year hold

• IRR: 7.7%
• Equity multiple: 1.61×
• Total profit: $17,176
• Equity at exit: $8,646

Cash invested: $28,000 (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 65806

• Home prices YoY: -11.7%
• Rents YoY: 4.2%
• Active inventory: 88
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $996 high
• Mortgage (P&I): −$524
• Tax from tax record: −$35 /mo · $426/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $185

Break-even live

Break-even rent $761

Max offer price $100,000

Occupancy floor 76%

Sensitivity live

Price	-10% $242	-5% $214	+0% $185	+5% $157	+10% $129
Rent	-10% $107	-5% $146	+0% $185	+5% $225	+10% $264
Rate	-1.0pp $236	-0.5pp $211	base $185	+0.5pp $159	+1.0pp $133

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
847 S Grant Ave Springfield, MO	2.0	1.0	1080	$815	$0.75	46d	1	0.13mi
930 W Harrison St Springfield, MO	3.0	2.0	1046	$1,150	$1.10	16d	1	0.22mi
1036 W Monroe Ter Springfield, MO	2.0	1.0	812	$795	$0.98	25d	1	0.27mi
505 W Grand St Springfield, MO	1.0–2.0	1.0–2.0	996	$1,395	$1.40	16d	1	0.31mi
433 W Grand St Unit C Springfield, MO	2.0	1.0	1023	$1,295	$1.27	46d	1	0.34mi
513 S Broadway Ave Springfield, MO	2.0	1.0	800	$855	$1.07	46d	1	0.36mi
865 S Douglas Ave Springfield, MO	2.0	2.0	850	$895	$1.05	16d	4	0.37mi
301 W State St Unit D Springfield, MO	1.0	1.0	570	$875	$1.54	25d	1	0.38mi
1044 S Main Ave Springfield, MO	2.0	1.0	1089	$1,050	$0.96	46d	1	0.39mi
741 South Ave Unit 5 Springfield, MO	1.0	1.0	950	$750	$0.79	46d	1	0.39mi
755 South Ave Unit 2 Springfield, MO	1.0	1.0	600	$850	$1.42	25d	1	0.40mi
901 South Ave Springfield, MO	2.0–3.0	1.0–2.0	695	$825	$1.19	46d	1	0.43mi
806 South Ave Springfield, MO	1.0	1.0	670	$1,085	$1.62	16d	3	0.44mi
1112 S Grant Ave Springfield, MO	1.0	1.0	800	$1,095	$1.37	46d	1	0.47mi
627 S Fort Ave Springfield, MO	2.0	1.0	880	$895	$1.02	25d	1	0.48mi
535 W Walnut St Springfield, MO	2.0	2.0	1096	$1,495	$1.36	46d	1	0.49mi
430 W Pershing St Springfield, MO	2.0	2.0	765	$1,195	$1.56	16d	1	0.49mi
733 W College St Springfield, MO	1.0	1.0	700	$750	$1.07	16d	1	0.53mi
1200 W Walnut St Springfield, MO	2.0	2.0	1000	$995	$0.99	16d	3	0.54mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	25d	5	0.56mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	23d	5	0.56mi
810 W Catalpa St Apt 302 Springfield, MO	2.0	1.0	806	$664	$0.82	25d	1	0.57mi
810 W Catalpa St Apt 316 Springfield, MO	1.0	1.0	581	$551	$0.95	25d	1	0.57mi
305 S Campbell Ave Unit 208 Springfield, MO	1.0	1.0	649	$975	$1.50	16d	1	0.57mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	16d	4	0.64mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	25d	5	0.64mi
209 W McDaniel St Unit 209-207 Springfield, MO	1.0	1.0	700	$950	$1.36	46d	1	0.64mi
533 Bear Blvd Unit 111 Springfield, MO	1.0	1.0	1100	$649	$0.59	46d	1	0.69mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	16d	8	0.70mi
511 E Cherry St Unit 2 Springfield, MO	1.0	1.0	700	$850	$1.21	46d	1	0.71mi
309 S Jefferson Ave Unit 211 Springfield, MO	2.0	2.0	762	$767	$1.01	46d	1	0.71mi
627 Bear Blvd Springfield, MO	2.0	2.0	943	$1,400	$1.48	46d	2	0.78mi
813 W Poplar St Unit 813 Springfield, MO	2.0	1.0	560	$795	$1.42	16d	1	1.03mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	16d	1	1.04mi
1911 W Elm St Springfield, MO	2.0	1.0	580	$875	$1.51	46d	1	1.04mi
815 N Grant Ave Unit A Springfield, MO	2.0	1.0	801	$625	$0.78	46d	1	1.10mi
937 E Elm St Unit 07 Springfield, MO	2.0	1.0	893	$1,025	$1.15	46d	1	1.10mi
926 E Walnut St Unit 11 Springfield, MO	2.0	2.0	990	$1,075	$1.09	46d	1	1.11mi
945 E Elm St Unit 07 Springfield, MO	1.0	1.0	759	$875	$1.15	46d	1	1.12mi
1735 W Bennett St Springfield, MO	1.0	1.0	800	$1,124	$1.41	16d	2	1.13mi

Listing history 20 events

1. 2026-06-22
   days on market $100,000 Active 38 DOM
2. 2026-06-18
   days on market $100,000 Active 35 DOM
3. 2026-06-17
   days on market $100,000 Active 34 DOM
4. 2026-06-16
   days on market $100,000 Active 33 DOM
5. 2026-06-15
   days on market $100,000 Active 32 DOM
6. 2026-06-14
   days on market $100,000 Active 30 DOM
7. 2026-06-10
   days on market $100,000 Active 27 DOM
8. 2026-06-09
   days on market $100,000 Active 26 DOM
9. 2026-06-08
   days on market $100,000 Active 25 DOM
10. 2026-06-07
    days on market $100,000 Active 24 DOM
11. 2026-06-03
    days on market $100,000 Active 20 DOM
12. 2026-06-02
    days on market $100,000 Active 19 DOM
13. 2026-06-01
    days on market $100,000 Active 18 DOM
14. 2026-05-31
    days on market $100,000 Active 17 DOM
15. 2026-05-30
    days on market $100,000 Active 16 DOM
16. 2026-05-14
    listed $100,000 Active 623-char remark
17. 2023-08-05
    historical $895
18. 2023-08-02
    listed $895
19. 2019-05-24
    soldstatus $350,000
20. 2016-06-21
    listed $83,777

ⓘ 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: $426 · $35/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$544/yr (+$45/mo · 127.7%)

ⓘ 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 · 17 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: $11,952
• − Mortgage interest: −$5,602
• − Property taxes: −$426
• − Insurance: −$500
• − Repairs & maintenance: −$956
• − Management: −$956
• − Depreciation: −$2,909
• Taxable income: $603
• Est. tax owed @ 24.0%: −$145
• After-tax cash flow: $2,078/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): 13,692
• Household income: $28,165
• Rent vs Own: 87.3% rent · 12.7% own
• Severe rent burden: 1966.0

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 (75%)
• Race & ethnicity: White 75% Two or more races 8% Hispanic / Latino 7% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Italian 1% Scotch-Irish 1%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -27.72%
• Current HPI: 208.8156
• Rent YoY: ▲ 4.17%
• 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

+19.4% since first listed

5 events — show timeline

• 2026-05-14 Listed $100,000 SOMO
• 2023-08-05 Rental Removed $895 APPFOLIO
• 2023-08-02 Listed for Rent $895 APPFOLIO
• 2019-05-24 Sold (Public Records) $350,000 Public Records
• 2016-06-21 Listed $83,777 SOMO

Property tax history

+5.4%/yr

Latest (2025): $426 · +19.4% YoY. Source: county tax records.