215 E Crestview St · Springfield, MO 65807

$205,000

3 bd · 1.5 ba · 1,561 sqft · SingleFamily public records · 8 Days on market

Built 1968 9,148 sqft lot $131/sqft · at area comps Est $205k · at est.

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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 +14.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Schools +3.2/10.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 2-bathroom home situated on a quiet street, offering both comfort and convenience. Enjoy easy access to nearby shopping, dining, and everyday amenities. This well designed home features ample storage throughout, making organization effortless. A perfect blend of peaceful living and accessibility! Property is being sold as-is. Buyer to do own due diligence. T

Key facts

• 9,148 sq ft lot
• 2 garage spots
• Built 1968

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Above-grade finished area approximately 1,561
• Exterior features: Located in the Edwards subdivision

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Electric heating; Fireplace heating; Central air conditioning; Ceiling fan(s)
• Interior features: Fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $46 ($550/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 $166k (19.0% below list).
• Recommended offer: $166k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Holland Elem. (math 17% / reading 37%, grade F, #850 of 1,115 statewide, top 78%, 233 students, 78% FRL); Jarrett Middle (math 19% / reading 40%, grade F, #291 of 391 statewide, top 76%, 445 students, 70% FRL); Parkview High (math 11% / reading 40%, grade F, #433 of 521 statewide, top 83%, 1,234 students, 62% FRL) — zoned schools average 70% FRL vs 46% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 256 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 37% of the median local income ($54k/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 $1k of loan paydown is wiped out by about $6k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,111 (19.0% below list)

Questions for the listing agent

1. Built in 1968 — 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: 0.81% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• GRM: 10.3

CMA / ARV

• ARV (median comp): $205,000
• List price: $205,000
• Delta: —
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 E Crestview St	0.00mi	3/1.5	1,561 (0%)	0mo	$205,000	$131	100
2216 S Clay Ave	0.49mi	3/2.0	1,534 (-2%)	2mo	$235,000	$153	71
602 E Edgewood St	0.52mi	4/1.5 (+1)	1,567 (+0%)	2mo	$215,000	$137	68
618 W Greenwood St	0.62mi	3/2.0	1,575 (+1%)	2mo	$249,900	$159	66
308 E Lindberg St	0.42mi	3/1.0	1,430 (-8%)	2mo	$179,500	$126	63
2323 S Hampton Ave	0.72mi	3/1.5	1,524 (-2%)	2mo	$229,900	$151	61
2522 S Grant Ave	0.45mi	3/2.0	1,408 (-10%)	1mo	$235,000	$167	60
535 E Whiteside St	0.43mi	3/2.0	1,712 (+10%)	2mo	$225,000	$131	60
1028 E Greenwood St	0.74mi	3/2.0	1,517 (-3%)	3mo	$225,000	$148	56
519 W Woodland St	0.60mi	3/2.0	1,435 (-8%)	2mo	$249,900	$174	54
1043 E Edgewood St	0.73mi	3/2.0	1,425 (-9%)	0mo	$239,900	$168	49
2225 S Hampton Ave	0.75mi	3/2.0	1,720 (+10%)	3mo	$237,000	$138	44

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 · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.46×
• Total profit: $-31,031
• Equity at exit: $30,566

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-26,243
• Equity at exit: $17,725

Cash invested: $57,400 (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 65807

• Rents YoY: 2.6%
• Active inventory: 256
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,661 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$106 /mo · $1,271/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $46

Break-even live

Break-even rent $1,603

Max offer price $205,000

Occupancy floor 92%

Sensitivity live

Price	-10% $162	-5% $104	+0% $46	+5% $-12	+10% $-70
Rent	-10% $-85	-5% $-20	+0% $46	+5% $111	+10% $177
Rate	-1.0pp $149	-0.5pp $98	base $46	+0.5pp $-7	+1.0pp $-61

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
428 W Broadmoor St Springfield, MO	4.0	2.0	1804	$1,850	$1.03	15d	1	0.25mi
2521 S Holland Ave Springfield, MO	1.0–2.0	1.0–2.0	1034	$1,695	$1.64	45d	1	0.33mi
2715 S Kimbrough Ave Springfield, MO	2.0	2.0	1640	$2,660	$1.62	15d	8	0.37mi
625 W Edgewood St Springfield, MO	2.0	1.5	1100	$1,050	$0.95	45d	1	0.45mi
2229 S Grant Ave Springfield, MO	3.0	2.0	2158	$1,600	$0.74	45d	1	0.46mi
611 W Sunset St Springfield, MO	2.0–3.0	2.0	1104	$1,954	$1.77	15d	5	0.47mi
813 E Morningside St Springfield, MO	3.0	1.0	1216	$1,395	$1.15	25d	1	0.50mi
932 E Sunset St Springfield, MO	2.0–3.0	2.0	1088	$1,895	$1.74	15d	3	0.58mi
2917 S Roanoke Ave Springfield, MO	3.0	2.0	1262	$1,700	$1.35	25d	1	0.68mi
2935 S Roanoke Ave Springfield, MO	3.0	2.0	1429	$1,150	$0.80	15d	1	0.72mi
2308 S Hampton Ave Springfield, MO	3.0	1.5	1440	$1,650	$1.15	45d	1	0.72mi
1918 S Kings Ave Springfield, MO	3.0	2.0	1520	$2,200	$1.45	45d	1	0.85mi
3025 S Sagamont Ave Springfield, MO	2.0	1.0–2.0	832	$1,345	$1.62	15d	9	0.93mi
2535 S Prospect Ave Springfield, MO	3.0	2.0	1404	$1,595	$1.14	15d	1	0.97mi
1259 E Berkeley St Springfield, MO	3.0	2.0	1382	$1,699	$1.23	45d	1	0.98mi
265 E Erie St Unit 265 C Springfield, MO	2.0	2.5	1100	$995	$0.90	25d	1	1.03mi
245 E Erie St Unit 245 C Springfield, MO	2.0	2.5	1100	$995	$0.90	25d	1	1.05mi
820 E Montclair St Springfield, MO	1.0–2.0	1.0–2.0	870	$1,100	$1.26	45d	1	1.06mi
1441 W Seminole St Springfield, MO	3.0	2.0	1218	$1,550	$1.27	45d	1	1.10mi
3302 S Jefferson Ave Springfield, MO	3.0	2.0	1522	$1,595	$1.05	25d	1	1.14mi
2828 S Nettleton Ave Springfield, MO	1.0–3.0	1.0–2.0	962	$1,595	$1.66	15d	5	1.24mi
1044 E Linwood Dr Springfield, MO	3.0	1.5	1720	$1,750	$1.02	45d	1	1.27mi
1477 E Lindberg St Springfield, MO	3.0	1.0	1300	$1,445	$1.11	15d	1	1.33mi
1562 S National Ave Springfield, MO	3.0	1.0	1064	$1,225	$1.15	45d	1	1.36mi
312 E Redwood St Springfield, MO	2.0	2.0	1117	$1,400	$1.25	25d	1	1.37mi

Listing history 2 events

1. 2026-05-07
   status Pending 380-char remark
2. 2026-04-29
   listed $205,000 Active 380-char remark

ⓘ 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: $1,271 · $106/mo
• Projected year-2 tax: $1,988 · $166/mo
• Expected delta: +$717/yr (+$60/mo · 56.4%)

ⓘ 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 ≥105°F today · 19 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: $19,933
• − Mortgage interest: −$11,483
• − Property taxes: −$1,271
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,595
• − Management: −$1,595
• − Depreciation: −$5,964
• Taxable loss: −$2,999
• Est. tax savings @ 24.0%: +$720
• After-tax cash flow: $1,270/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): 56,659
• Household income: $53,870
• Rent vs Own: 55.5% rent · 44.5% own
• Severe rent burden: 3420.0

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 7% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 1% Arabic 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: ▼ -205.97%
• Current HPI: 210.4358
• Rent YoY: ▲ 2.60%
• 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

3 events — show timeline

• 2026-06-08 Sold (MLS) — SOMO
• 2026-05-07 Pending — SOMO
• 2026-04-29 Listed $205,000 SOMO

Property tax history

+2.5%/yr

Latest (2025): $1,271 · +5.5% YoY. Source: county tax records.