1846 W Division St · Springfield, MO 65802

$55,000

1 bd · 1.0 ba · 732 sqft · SingleFamily public records · 5 Days on market

Built 1949 7,405 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 1-bedroom home featuring vinyl plank flooring, a fully fenced yard, and plenty of outdoor storage with both a detached garage and storage shed. Conveniently located on the bus line for easy access to shopping, dining, and everyday amenities. The fenced backyard offers space for pets, gardening, or outdoor entertaining. A great opportunity for a first-time buyer, investor, or anyone looking to downsize with practical features and low-maintenance living.

Key facts

• Outdoor storage
• Storage shed
• Fully fenced yard

Tags

• VINYL PLANK FLOORING
• FULLY FENCED YARD
• OUTDOOR STORAGE
• DETACHED GARAGE
• STORAGE SHED
• FENCED BACKYARD

Property features AI

Finance

• Other: Lot on a city street with asphalt road and public maintenance; Subdivision: North Oakland

Exterior

• Parking: 1-car garage; Driveway
• Security: No specific security features listed
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; One story; Residential property
• Construction: Vinyl siding; Composition roof; Block foundation; Built year not specified
• Exterior features: Covered rear porch; Chain link fencing; Shed(s)

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: Bedrooms not specified
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Natural gas heating; Central air conditioning
• Interior features: Walk-in closet(s); High-speed internet
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($835 rent vs $55k).
• Cap rate 13.2% 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: Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL) — zoned schools at 51% FRL track the district average.
• Zoned-school proficiency averages 52% at this address vs 39% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Springfield R-XII average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.8%/yr); 513 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 $380 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $55,000

Questions for the listing agent

1. Built in 1949 — 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. 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.
5. 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.
6. 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: 1.52% ✓
• Cap rate: 13.22%
• Cash-on-cash: 24.74%
• DSCR: 2.10
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $119,316
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1635 W Lynn St	0.20mi	2/1.0 (+1)	732 (0%)	1mo	$115,000	$157	84
1836 W Hovey St	0.08mi	2/1.0 (+1)	672 (-8%)	3mo	$50,000	$74	76
1925 W Atlantic St	0.54mi	2/1.0 (+1)	728 (-0%)	3mo	$100,000	$137	67
2100 N Park Ave	0.73mi	2/1.0 (+1)	728 (-0%)	1mo	$99,900	$137	59
2435 W Calhoun St	0.56mi	2/1.0 (+1)	700 (-4%)	3mo	$140,000	$200	59
1521 W Hamilton St	0.32mi	2/1.0 (+1)	825 (+13%)	1mo	$134,900	$164	58
1030 N Warren Ave	0.53mi	2/1.0 (+1)	700 (-4%)	7mo	$95,000	$136	57
1122 N Brown Ave	0.68mi	2/1.0 (+1)	704 (-4%)	6mo	$115,000	$163	52
2042 N Marion Ave	0.62mi	2/1.0 (+1)	780 (+7%)	6mo	$149,900	$192	50
1126 W Calhoun St	0.62mi	2/1.0 (+1)	798 (+9%)	6mo	$149,900	$188	46
1106 N Clifton Ave	0.74mi	2/1.0 (+1)	808 (+10%)	0mo	$135,000	$167	43
2105 N Elizabeth Ave	0.69mi	2/1.0 (+1)	830 (+13%)	2mo	$98,500	$119	39

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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 1.83×
• Total profit: $12,855
• Equity at exit: $8,201

10-year hold

• IRR: 29.4%
• Equity multiple: 3.85×
• Total profit: $43,822
• Equity at exit: $4,755

Cash invested: $15,400 (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 65802

• Home prices YoY: -31.9%
• Rents YoY: 4.8%
• Active inventory: 513
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $835 high
• Mortgage (P&I): −$288
• Tax from tax record: −$31 /mo · $373/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $317

Break-even live

Break-even rent $433

Max offer price $55,000

Occupancy floor 57%

Sensitivity live

Price	-10% $349	-5% $333	+0% $317	+5% $302	+10% $286
Rent	-10% $251	-5% $284	+0% $317	+5% $350	+10% $383
Rate	-1.0pp $345	-0.5pp $331	base $317	+0.5pp $303	+1.0pp $289

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
916 N Kansas Expy Springfield, MO	1.0	1.0	573	$595	$1.04	45d	1	0.58mi
1126 W Hamilton St Springfield, MO	2.0	1.0	648	$895	$1.38	24d	1	0.60mi
2115 N Grace Ave Springfield, MO	2.0	1.0	650	$850	$1.31	45d	1	0.84mi
522 N Park Ave Springfield, MO	1.0	1.0	608	$950	$1.56	45d	1	0.88mi
2712 W Nichols St Springfield, MO	2.0	1.0	619	$795	$1.28	45d	1	0.93mi
813 W Poplar St Unit 813 Springfield, MO	2.0	1.0	560	$795	$1.42	15d	1	1.11mi
302 W Commercial St Unit 206F Springfield, MO	—	1.0	615	$850	$1.38	45d	1	1.29mi
1911 W Elm St Springfield, MO	2.0	1.0	580	$875	$1.51	45d	1	1.34mi
2711 W Olive St Springfield, MO	1.0	1.0	621	$750	$1.21	24d	1	1.37mi
1623 N Jefferson Ave Unit B Springfield, MO	1.0	1.0	750	$950	$1.27	45d	1	1.47mi
733 W College St Springfield, MO	1.0	1.0	700	$750	$1.07	15d	1	1.49mi

Listing history 5 events

1. 2026-06-15
   statusdays on market $55,000 Pending 5 DOM
2. 2026-06-14
   statusdays on market $55,000 Active 3 DOM
3. 2026-06-07
   statusdays on market $55,000 Pending 2 DOM
4. 2026-06-03
   remarks 465-char remark
5. 2026-06-03
   listed $55,000 Active 1 DOM

ⓘ 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: $373 · $31/mo
• Projected year-2 tax: $534 · $44/mo
• Expected delta: +$160/yr (+$13/mo · 43.0%)

ⓘ 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 · 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: $10,024
• − Mortgage interest: −$3,081
• − Property taxes: −$373
• − Insurance: −$275
• − Repairs & maintenance: −$802
• − Management: −$802
• − Depreciation: −$1,600
• Taxable income: $3,091
• Est. tax owed @ 24.0%: −$742
• After-tax cash flow: $3,068/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): 46,739
• Household income: $55,019
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 1818.0

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 5% Black 4% Asian 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 2% Vietnamese 1% 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: ▼ -99.72%
• Current HPI: 212.9826
• Rent YoY: ▲ 4.82%
• 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

2 events — show timeline

• 2026-06-02 Listed $55,000 SOMO
• 2005-06-06 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $373 · +22.5% YoY. Source: county tax records.