1110 W Division St · Springfield, MO 65803

$85,000

1 bd · 1.0 ba · 620 sqft · SingleFamily public records · 1 Days on market

Built 2022 Est $104k · 18% 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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.3/10.0
• 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

& quot; & quot; Quaint 1 bed/1 bath just a 10 minute walk away from historic Commercial Street. Updated electrical plumbing and floors all done in 2022.& quot; & quot; & quot; & quot; & quot; & quot;

Key facts

• Updated electrical
• 10 minute walk
• Updated floors

Tags

• 10 MINUTE WALK
• UPDATED ELECTRICAL
• UPDATED PLUMBING
• UPDATED FLOORS

Property features AI

Exterior

• Home design: Built in 2022
• Construction: 620 living area
• Exterior features: Located in the Grant Beach subdivision

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($873 rent vs $85k).
• Cap rate 8.7% 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; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $588 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y 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

• 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 $85,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.03% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.43%
• DSCR: 1.38
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $104,160
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1459 N Nettleton Ave	0.31mi	1/1.0	588 (-5%)	12mo	$89,900	$153	66
1308 N Franklin Ave	0.24mi	2/1.0 (+1)	656 (+6%)	10mo	$110,000	$168	66
920 W Brower St	0.68mi	2/1.0 (+1)	624 (+1%)	1mo	$134,900	$216	61
1836 W Hovey St	0.60mi	2/1.0 (+1)	672 (+8%)	3mo	$50,000	$74	51
1503 W Lee St	0.67mi	2/1.0 (+1)	646 (+4%)	13mo	$110,000	$170	46
920 W Central St	0.63mi	2/1.0 (+1)	700 (+13%)	13mo	$89,000	$127	33

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-2,048
• Equity at exit: $12,674

10-year hold

• IRR: 8.6%
• Equity multiple: 1.69×
• Total profit: $16,459
• Equity at exit: $7,349

Cash invested: $23,800 (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: 8.1×

Monthly cashflow live

• Estimated rent: $873 high
• Mortgage (P&I): −$446
• Tax from tax record: −$41 /mo · $493/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $167

Break-even live

Break-even rent $661

Max offer price $85,000

Occupancy floor 76%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1126 W Hamilton St Springfield, MO	2.0	1.0	648	$895	$1.38	23d	1	0.23mi
916 N Kansas Expy Springfield, MO	1.0	1.0	573	$595	$1.04	43d	1	0.64mi
302 W Commercial St Unit 206F Springfield, MO	—	1.0	615	$850	$1.38	43d	1	0.70mi
813 W Poplar St Unit 813 Springfield, MO	2.0	1.0	560	$795	$1.42	13d	1	0.74mi
1623 N Jefferson Ave Unit B Springfield, MO	1.0	1.0	750	$950	$1.27	43d	1	0.87mi
407 E Dale St Apt B Springfield, MO	2.0	1.0	720	$795	$1.10	13d	1	1.11mi
522 N Park Ave Springfield, MO	1.0	1.0	608	$950	$1.56	43d	1	1.22mi
733 W College St Springfield, MO	1.0	1.0	700	$750	$1.07	13d	1	1.23mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,150	$0.85	13d	4	1.25mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,150	$0.85	23d	5	1.25mi
2115 N Grace Ave Springfield, MO	2.0	1.0	650	$850	$1.31	43d	1	1.25mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$969	$0.89	13d	8	1.32mi
305 S Campbell Ave Unit 208 Springfield, MO	1.0	1.0	649	$975	$1.50	13d	1	1.36mi
209 W McDaniel St Unit 209-207 Springfield, MO	1.0	1.0	700	$950	$1.36	43d	1	1.40mi
934 E Webster St Springfield, MO	—	1.0	350	$818	$2.34	13d	6	1.44mi
940 E Webster St Springfield, MO	—	1.0	350	$735	$2.10	43d	1	1.45mi
2712 W Nichols St Springfield, MO	2.0	1.0	619	$795	$1.28	43d	1	1.49mi
1911 W Elm St Springfield, MO	2.0	1.0	580	$875	$1.51	43d	1	1.50mi

Listing history 9 events

1. 2026-05-26
   listed $85,000 Active
2. 2026-03-30
   listed $89,900 Active
3. 2026-03-25
   listed $89,900 Active
4. 2023-11-15
   soldstatus
5. 2022-01-19
   soldstatus
6. 2022-01-18
   soldstatus
7. 2021-11-11
   listed $69,900
8. 2020-02-03
   soldstatus
9. 2008-06-12
   soldstatus

ⓘ 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: $493 · $41/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$332/yr (+$28/mo · 67.3%)

ⓘ 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: $10,473
• − Mortgage interest: −$4,761
• − Property taxes: −$493
• − Insurance: −$425
• − Repairs & maintenance: −$838
• − Management: −$838
• − Depreciation: −$2,473
• Taxable income: $645
• Est. tax owed @ 24.0%: −$155
• After-tax cash flow: $1,852/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

+21.6% since first listed

9 events — show timeline

• 2026-05-26 Listed $85,000 FSBO.com
• 2026-03-30 Listed $89,900 SOMO
• 2026-03-25 Listed $89,900 SOMO
• 2023-11-15 Sold (Public Records) — Public Records
• 2022-01-19 Sold (MLS) — SOMO
• 2022-01-18 Sold (Public Records) — Public Records
• 2021-11-11 Listed $69,900 SOMO
• 2020-02-03 Sold (Public Records) — Public Records
• 2008-06-12 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $493 · +36.9% YoY. Source: county tax records.