1318 N Douglas Ave · Springfield, MO 65802

$92,500

2 bd · 1.0 ba · 714 sqft · SingleFamily public records · 51 Days on market

Built 1897 8,712 sqft lot $130/sqft · 14% below area Est $108k · 14% under

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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 +25.9/30.0
• ARV discount +13.9/15.0
• DSCR +8.7/10.0
• 1% rule +5.8/10.0
• 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 MLS

Updated single-story residence featuring a 2-bedroom, 1-bathroom configuration. The interior layout offers an efficient floor plan with recent improvements, including updated flooring and fresh paint throughout. The kitchen features modern updates and provides direct access to a dedicated laundry area. Exterior features include a covered front porch and a spacious, level backyard. This property is positioned for convenient travel with immediate access to Division Street and National Avenue, offering a direct route to the I-44 interchange. Strategically located within 0.5 miles of Cox North Hospital and the Historic Commercial Street district, and less than 1 mile from Drury University. Its central proximity to Ozarks Technical Community College and Missouri State University makes it a versatile location within the Springfield core.

Key facts

• Covered front porch
• Fresh paint
• Modern updates

Tags

• UPDATED FLOORING
• FRESH PAINT
• MODERN UPDATES
• DEDICATED LAUNDRY AREA
• COVERED FRONT PORCH
• SPACIOUS LEVEL BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($997 rent vs $92k).
• Recommended offer: $90k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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.
• Market conditions: Rents rising fast (+4.8%/yr); 513 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 $640 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $26k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago; this cycle's ask has dropped $7k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1897 — 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 $89,725 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1897 — 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: 1.08% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.54%
• DSCR: 1.47
• GRM: 7.7

CMA / ARV

• ARV (median comp): $107,754
• List price: $92,500
• Delta: -14.16%
• 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
1318 N Douglas Ave	0.00mi	2/1.0	714 (0%)	1mo	$92,500	$130	100
711 W Hovey St	0.17mi	2/1.0	756 (+6%)	10mo	$75,000	$99	74
803 N Concord Ave	0.47mi	2/1.0	720 (+1%)	4mo	$85,000	$118	73
1329 N Concord Ave	0.10mi	2/1.0	816 (+14%)	7mo	$115,000	$141	66
1308 N Franklin Ave	0.30mi	2/1.0	656 (-8%)	10mo	$110,000	$168	64
612 W Pacific St	0.41mi	2/1.0	780 (+9%)	3mo	$125,000	$160	62
1025 W Scott St	0.31mi	2/1.0	784 (+10%)	10mo	$25,500	$33	61
1126 W Calhoun St	0.37mi	2/1.0	798 (+12%)	6mo	$149,900	$188	59
920 W Brower St	0.47mi	2/1.0	624 (-13%)	1mo	$134,900	$216	56
1862 N Missouri Ave	0.59mi	2/1.0	780 (+9%)	6mo	$144,500	$185	52
1027 W Locust St	0.41mi	2/1.0	805 (+13%)	13mo	$114,900	$143	49
1411 W Central St	0.65mi	2/1.0	812 (+14%)	12mo	$150,000	$185	37

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,327
• Equity at exit: $13,792

10-year hold

• IRR: 12.5%
• Equity multiple: 2.07×
• Total profit: $27,593
• Equity at exit: $7,998

Cash invested: $25,900 (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: 7.7×

Monthly cashflow live

• Estimated rent: $997 high
• Mortgage (P&I): −$485
• Tax from tax record: −$36 /mo · $436/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $228

Break-even live

Break-even rent $709

Max offer price $92,500

Occupancy floor 72%

Sensitivity live

Price	-10% $280	-5% $254	+0% $228	+5% $201	+10% $175
Rent	-10% $149	-5% $188	+0% $228	+5% $267	+10% $306
Rate	-1.0pp $274	-0.5pp $251	base $228	+0.5pp $204	+1.0pp $179

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1126 W Hamilton St Springfield, MO	2.0	1.0	648	$895	$1.38	24d	1	0.38mi
813 W Poplar St Unit 813 Springfield, MO	2.0	1.0	560	$795	$1.42	14d	1	0.50mi
1623 N Jefferson Ave Unit B Springfield, MO	1.0	1.0	750	$950	$1.27	44d	1	0.64mi
916 N Kansas Expy Springfield, MO	1.0	1.0	573	$595	$1.04	44d	1	0.77mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	14d	4	0.95mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	24d	5	0.95mi
733 W College St Springfield, MO	1.0	1.0	700	$750	$1.07	14d	1	0.99mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	14d	8	1.00mi
407 E Dale St Apt B Springfield, MO	2.0	1.0	720	$795	$1.10	14d	1	1.03mi
305 S Campbell Ave Unit 208 Springfield, MO	1.0	1.0	649	$975	$1.50	14d	1	1.06mi
209 W McDaniel St Unit 209-207 Springfield, MO	1.0	1.0	700	$950	$1.36	44d	1	1.07mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	14d	1	1.29mi
522 N Park Ave Springfield, MO	1.0	1.0	608	$950	$1.56	44d	1	1.37mi
511 E Cherry St Unit 2 Springfield, MO	1.0	1.0	700	$850	$1.21	44d	1	1.42mi
511 E Cherry St Unit 8 Springfield, MO	1.0	1.0	500	$775	$1.55	14d	1	1.42mi
301 W State St Unit D Springfield, MO	1.0	1.0	570	$875	$1.54	24d	1	1.44mi

Listing history 15 events

1. 2026-05-10
   status Pending 843-char remark

   Show marketing remark (843 chars)

   Updated single-story residence featuring a 2-bedroom, 1-bathroom configuration. The interior layout offers an efficient floor plan with recent improvements, including updated flooring and fresh paint throughout. The kitchen features modern updates and provides direct access to a dedicated laundry area. Exterior features include a covered front porch and a spacious, level backyard. This property is positioned for convenient travel with immediate access to Division Street and National Avenue, offering a direct route to the I-44 interchange. Strategically located within 0.5 miles of Cox North Hospital and the Historic Commercial Street district, and less than 1 mile from Drury University. Its central proximity to Ozarks Technical Community College and Missouri State University makes it a versatile location within the Springfield core.

2. 2026-04-30
   price $92,500 843-char remark

   Show marketing remark (843 chars)

   Updated single-story residence featuring a 2-bedroom, 1-bathroom configuration. The interior layout offers an efficient floor plan with recent improvements, including updated flooring and fresh paint throughout. The kitchen features modern updates and provides direct access to a dedicated laundry area. Exterior features include a covered front porch and a spacious, level backyard. This property is positioned for convenient travel with immediate access to Division Street and National Avenue, offering a direct route to the I-44 interchange. Strategically located within 0.5 miles of Cox North Hospital and the Historic Commercial Street district, and less than 1 mile from Drury University. Its central proximity to Ozarks Technical Community College and Missouri State University makes it a versatile location within the Springfield core.

3. 2026-04-20
   price $94,900 843-char remark

   Show marketing remark (843 chars)

   Updated single-story residence featuring a 2-bedroom, 1-bathroom configuration. The interior layout offers an efficient floor plan with recent improvements, including updated flooring and fresh paint throughout. The kitchen features modern updates and provides direct access to a dedicated laundry area. Exterior features include a covered front porch and a spacious, level backyard. This property is positioned for convenient travel with immediate access to Division Street and National Avenue, offering a direct route to the I-44 interchange. Strategically located within 0.5 miles of Cox North Hospital and the Historic Commercial Street district, and less than 1 mile from Drury University. Its central proximity to Ozarks Technical Community College and Missouri State University makes it a versatile location within the Springfield core.

4. 2026-03-20
   listed $99,900 Active 843-char remark

   Show marketing remark (843 chars)

   Updated single-story residence featuring a 2-bedroom, 1-bathroom configuration. The interior layout offers an efficient floor plan with recent improvements, including updated flooring and fresh paint throughout. The kitchen features modern updates and provides direct access to a dedicated laundry area. Exterior features include a covered front porch and a spacious, level backyard. This property is positioned for convenient travel with immediate access to Division Street and National Avenue, offering a direct route to the I-44 interchange. Strategically located within 0.5 miles of Cox North Hospital and the Historic Commercial Street district, and less than 1 mile from Drury University. Its central proximity to Ozarks Technical Community College and Missouri State University makes it a versatile location within the Springfield core.

5. 2026-02-04
   price $93,000
6. 2025-06-30
   historical $895
7. 2025-06-05
   listed $895
8. 2025-05-07
   status Active
9. 2025-04-29
   status Pending
10. 2025-04-27
    listed $98,000 Active
11. 2019-09-17
    soldstatus
12. 2019-09-16
    soldstatus
13. 2019-07-19
    listed $39,900
14. 2018-11-01
    listed $39,900
15. 2017-09-29
    listed $56,900

ⓘ 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: $436 · $36/mo
• Projected year-2 tax: $897 · $75/mo
• Expected delta: +$461/yr (+$38/mo · 105.8%)

ⓘ 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: $11,962
• − Mortgage interest: −$5,181
• − Property taxes: −$436
• − Insurance: −$462
• − Repairs & maintenance: −$957
• − Management: −$957
• − Depreciation: −$2,691
• Taxable income: $1,277
• Est. tax owed @ 24.0%: −$306
• After-tax cash flow: $2,424/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

+62.6% since first listed

15 events — show timeline

• 2026-05-10 Pending — SOMO
• 2026-04-30 Price Changed $92,500 SOMO
• 2026-04-20 Price Changed $94,900 SOMO
• 2026-03-20 Listed $99,900 SOMO
• 2026-02-04 Price Changed $93,000 SOMO
• 2025-06-30 Rental Removed $895 APPFOLIO
• 2025-06-05 Listed for Rent $895 APPFOLIO
• 2025-05-07 Relisted — SOMO
• 2025-04-29 Pending — SOMO
• 2025-04-27 Listed $98,000 SOMO
• 2019-09-17 Sold (Public Records) — Public Records
• 2019-09-16 Sold (MLS) — SOMO
• 2019-07-19 Listed $39,900 SOMO
• 2018-11-01 Listed $39,900 SOMO
• 2017-09-29 Listed $56,900 SOMO

Property tax history

+2.6%/yr

Latest (2025): $436 · +16.6% YoY. Source: county tax records.