936 S Douglas Ave · Springfield, MO 65806

$139,900

3 bd · 2.5 ba · 1,000 sqft · SingleFamily public records · 2 Days on market

Built 1916 7,841 sqft lot Est $152k · 8% under

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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 +16.8/30.0
• ARV discount +11.1/15.0
• DSCR +5.2/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• 1% rule +3.4/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into a world of character and charm with this delightful home located near the Grant Street project and just a short stroll to downtown Springfield! Perfect for those who enjoy the vibrancy of city living, this property is also conveniently close to Bass Pro, the medical mile, and local campuses. This spacious home features an inviting open floor plan, making it perfect for entertaining or relaxing! Recent updates enhance the appeal, including a newer (within the last 5 years) roof, windows, HVAC system, hot water heater, and fresh paint throughout. The large, private backyard offers plenty of space for outdoor activities, while a detached one-car garage provides desirable storage options. With its unique character and modern updates, this home truly embodies the essence of Springfield living. Don't miss your opportunity to make this charming property your own! Call today to schedule a viewing and discover your new home sweet home!

Key facts

• New lighting
• Newer vinyl windows
• New tile

Tags

• NEW KITCHEN CABINETS
• STAINLESS STEEL APPLIANCES
• UPDATED BATHROOMS
• NEW TILE
• NEW LIGHTING
• NEWER VINYL WINDOWS

Property features AI

Finance

• Other: Property located in the Ferguson subdivision

Exterior

• Parking: Garage (1 car); Driveway with gravel surface; Garage faces front
• Utilities: Public water; Public sewer; Publicly maintained road access (concrete and gravel surfaces, city street)
• Home design: Single-family residence; One-story home; Permanent foundation
• Construction: Composition roof; Permanent foundation
• Exterior features: Covered patio/deck; Deck; Front porch; Partial fencing including chain link and privacy sections; Composition roof

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher; Disposal; Gas water heater
• Bedrooms: Bedrooms with walk-in closet(s)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: High-speed internet available; Beamed ceilings; Walk-in closet(s); Insulated double-pane windows
• Laundry & utility: Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/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 $118k (15.9% below list).
• Recommended offer: $118k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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.
• 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 25d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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.
• Current owner paid $100k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1916 — 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 $117,721 (15.9% below list)

Questions for the listing agent

1. Built in 1916 — 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: 0.84% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.77%
• DSCR: 1.12
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $152,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
936 S Douglas Ave	0.00mi	3/1.5	1,000 (0%)	2mo	$89,000	$89	94
920 S Douglas Ave	0.03mi	3/1.0	956 (-4%)	1mo	$139,900	$146	84
900 S Missouri Ave	0.11mi	3/2.0	1,050 (+5%)	2mo	$160,000	$152	83
864 S Main Ave	0.16mi	2/1.0 (-1)	968 (-3%)	2mo	$182,000	$188	75
735 S Missouri Ave	0.28mi	2/1.0 (-1)	904 (-10%)	1mo	$140,000	$155	59
925 W Mount Vernon St	0.50mi	2/1.0 (-1)	990 (-1%)	6mo	$129,900	$131	59
424 E Meadowmere St	0.74mi	2/2.0 (-1)	1,008 (+1%)	2mo	$200,000	$198	56
1405 W Meadowmere St	0.69mi	2/1.0 (-1)	993 (-1%)	4mo	$97,000	$98	52
1318 S Newton Ave	0.71mi	3/1.0	1,050 (+5%)	2mo	$199,900	$190	51
646 S Fort Ave	0.57mi	3/2.0	1,116 (+12%)	2mo	$169,900	$152	51
921 W Monroe Ter	0.32mi	3/1.0	1,148 (+15%)	6mo	$110,000	$96	50
1139 S Fort Ave	0.54mi	3/1.0	890 (-11%)	5mo	$218,000	$245	47

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: -10.8%
• Equity multiple: 0.60×
• Total profit: $-15,579
• Equity at exit: $20,860

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-516
• Equity at exit: $12,096

Cash invested: $39,172 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,177 high
• Mortgage (P&I): −$734
• Tax from tax record: −$48 /mo · $573/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $90

Break-even live

Break-even rent $1,063

Max offer price $139,900

Occupancy floor 87%

Sensitivity live

Price	-10% $169	-5% $130	+0% $90	+5% $51	+10% $11
Rent	-10% $-3	-5% $44	+0% $90	+5% $137	+10% $183
Rate	-1.0pp $161	-0.5pp $126	base $90	+0.5pp $54	+1.0pp $17

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: $34,975
• Closing costs: $4,197
• 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	45d	1	0.09mi
505 W Grand St Springfield, MO	1.0–2.0	1.0–2.0	996	$1,395	$1.40	15d	1	0.17mi
1044 S Main Ave Springfield, MO	2.0	1.0	1089	$1,050	$0.96	45d	1	0.21mi
433 W Grand St Unit C Springfield, MO	2.0	1.0	1023	$1,295	$1.27	45d	1	0.23mi
1112 S Grant Ave Unit 100 Springfield, MO	2.0	2.0	1193	$1,450	$1.22	45d	1	0.27mi
1036 W Monroe Ter Springfield, MO	2.0	1.0	812	$795	$0.98	25d	1	0.35mi
810 W Catalpa St Apt 302 Springfield, MO	2.0	1.0	806	$664	$0.82	25d	1	0.37mi
930 W Harrison St Springfield, MO	3.0	2.0	1046	$1,150	$1.10	15d	1	0.39mi
707 South Ave Unit 5 Springfield, MO	4.0	2.0	1100	$1,275	$1.16	45d	1	0.49mi
513 S Broadway Ave Springfield, MO	2.0	1.0	800	$855	$1.07	45d	1	0.54mi
865 S Douglas Ave Springfield, MO	2.0	2.0	850	$895	$1.05	15d	4	0.58mi
627 S Fort Ave Springfield, MO	2.0	1.0	880	$895	$1.02	25d	1	0.59mi
710 W Walnut St Springfield, MO	3.0	2.0	1350	$1,695	$1.26	45d	1	0.62mi
539 S Fort Ave Springfield, MO	2.0	1.0	1500	$1,025	$0.68	15d	1	0.64mi
430 W Pershing St Springfield, MO	2.0	2.0	765	$1,195	$1.56	15d	1	0.67mi
623 W Walnut St Springfield, MO	2.0	2.0	1180	$1,300	$1.10	45d	1	0.67mi
535 W Walnut St Springfield, MO	2.0	2.0	1096	$1,495	$1.36	45d	1	0.69mi
1200 W Walnut St Springfield, MO	2.0	2.0	1000	$995	$0.99	15d	3	0.71mi
1500 W Grand St Springfield, MO	2.0–3.0	1.0–1.5	1365	$1,395	$1.02	15d	3	0.71mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,862	$1.29	25d	5	0.75mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,862	$1.29	23d	5	0.75mi
518 W College St Unit UBL 106 Springfield, MO	2.0	2.0	1200	$1,375	$1.15	45d	1	0.76mi
627 Bear Blvd Springfield, MO	2.0	2.0	943	$1,400	$1.48	45d	2	0.82mi
520 W Olive St Springfield, MO	3.0	2.0	1445	$1,538	$1.06	15d	5	0.83mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,383	$1.02	25d	5	0.83mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,383	$1.02	15d	4	0.83mi
309 S Jefferson Ave Unit 211 Springfield, MO	2.0	2.0	762	$767	$1.01	45d	1	0.86mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	15d	8	0.88mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	15d	1	1.17mi
937 E Elm St Unit 07 Springfield, MO	2.0	1.0	893	$1,025	$1.15	45d	1	1.18mi
926 E Walnut St Unit 11 Springfield, MO	2.0	2.0	990	$1,075	$1.09	45d	1	1.19mi
2204 W Madison St Springfield, MO	3.0	1.0	960	$1,095	$1.14	15d	1	1.25mi
1014 E Walnut St Springfield, MO	2.0	2.0	1200	$1,200	$1.00	45d	1	1.26mi
815 N Grant Ave Unit A Springfield, MO	2.0	1.0	801	$625	$0.78	45d	1	1.31mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	25d	1	1.36mi
1147 E Elm St Unit 3 Springfield, MO	2.0	1.0	780	$975	$1.25	15d	1	1.37mi
1634 S Marion Ave Springfield, MO	3.0	1.0–2.0	845	$1,662	$1.97	15d	23	1.37mi
1228 E Belmont St Springfield, MO	1.0–2.0	1.0	802	$930	$1.16	45d	1	1.38mi
1210 E Cherry St Springfield, MO	2.0	2.0	750	$800	$1.07	45d	1	1.39mi
1625 S Marion Ave Springfield, MO	1.0–2.0	1.0–2.0	900	$1,321	$1.47	15d	5	1.45mi

Listing history 3 events

1. 2026-06-22
   statusdays on market $139,900 Pending 2 DOM
2. 2026-06-19
   remarks 681-char remark
3. 2026-06-19
   listed $139,900 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: $573 · $48/mo
• Projected year-2 tax: $1,357 · $113/mo
• Expected delta: +$784/yr (+$65/mo · 136.7%)

ⓘ 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 · 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: $14,127
• − Mortgage interest: −$7,837
• − Property taxes: −$573
• − Insurance: −$700
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − Depreciation: −$4,070
• Taxable loss: −$1,313
• Est. tax savings @ 24.0%: +$315
• After-tax cash flow: $1,398/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

+39.9% since first listed

12 events — show timeline

• 2026-06-18 Listed $139,900 SOMO
• 2026-04-21 Sold (Public Records) — Public Records
• 2026-04-16 Sold (MLS) — SOMO
• 2026-03-13 Pending — SOMO
• 2026-03-10 Price Changed $89,000 SOMO
• 2026-02-10 Listed $109,900 SOMO
• 2019-12-09 Sold (Public Records) — Public Records
• 2019-12-06 Sold (MLS) — SOMO
• 2019-10-08 Listed $31,900 SOMO
• 2019-07-23 Sold (Public Records) $100,000 Public Records
• 2004-10-25 Sold (Public Records) — Public Records
• 2000-03-01 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $573 · +25.6% YoY. Source: county tax records.