437 S Nettleton Ave · Springfield, MO 65806

$55,000

2 bd · 1.0 ba · 1,074 sqft · SingleFamily public records · 2 Days on market

Built 1936 8,276 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 +3.5/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all flippers and investors! Come check out this home ready for your touch. With over 1000 sqft to work with on a quiet dead end road your options are ample! It already has a fully fenced in yard and original hard wood floors.

Key facts

• Fully fenced yard
• 8,276 sq ft lot
• Built 1936

Tags

• FULLY FENCED YARD
• ORIGINAL HARD WOOD FLOORS

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Composition roof
• Exterior features: Enclosed front porch; Chain link fencing; Outbuilding on property; Composition roof; City street frontage; Publicly maintained asphalt and concrete roads

Interior

• Kitchen: Refrigerator
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas heating with forced air (central)
• Interior features: Refrigerator included; Hardwood flooring; Enclosed front porch
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Cap rate 17.2% 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: Mcgregor Elem. (math 12% / reading 17%, grade F, #993 of 1,115 statewide, top 90%, 271 students, 90% FRL); Parkview High (math 11% / reading 40%, grade F, #433 of 521 statewide, top 83%, 1,234 students, 62% FRL) — zoned schools average 76% FRL vs 46% district-wide (30 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); 86 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); lower-income renter base — watch delinquency; 1,302 units permitted in Greene County in 2024 (250 in 5+ unit buildings).
• At $1,075/mo this rent would consume 46% of the median local household income ($28k/yr) (locally 1966% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 + 4.2% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• 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 $55,000

Questions for the listing agent

1. Built in 1936 — 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: 1.95% ✓
• Cap rate: 17.20%
• Cash-on-cash: 38.94%
• DSCR: 2.73
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $131,028
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
437 S Nettleton Ave	0.00mi	2/1.0	1,074 (0%)	1mo	$55,000	$51	99
646 S Fort Ave	0.28mi	3/2.0 (+1)	1,116 (+4%)	2mo	$169,900	$152	70
2041 W Elm St	0.48mi	2/1.0	1,028 (-4%)	2mo	$125,000	$122	69
2223 W Elm St	0.63mi	2/1.0	993 (-8%)	1mo	$115,000	$116	57
719 N Nettleton Ave	0.66mi	3/1.0 (+1)	1,116 (+4%)	3mo	$104,900	$94	55
500 S Warren Ave	0.66mi	2/1.5	1,000 (-7%)	4mo	$149,900	$150	53
900 S Missouri Ave	0.74mi	3/2.0 (+1)	1,050 (-2%)	2mo	$160,000	$152	52
636 S Warren Ave	0.68mi	2/1.0	986 (-8%)	6mo	$87,400	$89	50
809 S Missouri	0.63mi	2/1.0	1,202 (+12%)	2mo	$145,000	$121	49
856 S Missouri Ave	0.71mi	2/1.0	1,200 (+12%)	1mo	$159,000	$133	46
805 S Douglas Ave	0.71mi	3/2.0 (+1)	1,165 (+8%)	5mo	$40,000	$34	40
2200 W Phelps St	0.75mi	3/1.0 (+1)	936 (-13%)	0mo	$135,900	$145	38

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: 36.4%
• Equity multiple: 2.57×
• Total profit: $24,197
• Equity at exit: $8,201

10-year hold

• IRR: 43.7%
• Equity multiple: 5.38×
• Total profit: $67,429
• 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 65806

• Home prices YoY: -11.7%
• Rents YoY: 4.2%
• Active inventory: 86
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,075 high
• Mortgage (P&I): −$288
• Tax from tax record: −$38 /mo · $459/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $500

Break-even live

Break-even rent $443

Max offer price $55,000

Occupancy floor 49%

Sensitivity live

Price	-10% $531	-5% $515	+0% $500	+5% $484	+10% $469
Rent	-10% $415	-5% $457	+0% $500	+5% $542	+10% $585
Rate	-1.0pp $527	-0.5pp $514	base $500	+0.5pp $486	+1.0pp $471

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
539 S Fort Ave Springfield, MO	2.0	1.0	1500	$1,025	$0.68	14d	1	0.19mi
627 S Fort Ave Springfield, MO	2.0	1.0	880	$895	$1.02	24d	1	0.24mi
1200 W Walnut St Springfield, MO	2.0	2.0	1000	$995	$0.99	14d	3	0.24mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	14d	1	0.35mi
513 S Broadway Ave Springfield, MO	2.0	1.0	800	$855	$1.07	44d	1	0.41mi
1036 W Monroe Ter Springfield, MO	2.0	1.0	812	$795	$0.98	24d	1	0.48mi
930 W Harrison St Springfield, MO	3.0	2.0	1046	$1,150	$1.10	14d	1	0.48mi
865 S Douglas Ave Springfield, MO	2.0	2.0	850	$895	$1.05	14d	4	0.58mi
733 W College St Springfield, MO	1.0	1.0	700	$750	$1.07	14d	1	0.63mi
710 W Walnut St Springfield, MO	3.0	2.0	1350	$1,695	$1.26	44d	1	0.65mi
623 W Walnut St Springfield, MO	2.0	2.0	1180	$1,300	$1.10	44d	1	0.74mi
2204 W Madison St Springfield, MO	3.0	1.0	960	$1,095	$1.14	14d	1	0.74mi
1500 W Grand St Springfield, MO	2.0–3.0	1.0–1.5	1365	$1,245	$0.91	14d	3	0.75mi
2412 W Lincoln St Springfield, MO	3.0	1.0	1260	$1,295	$1.03	24d	1	0.79mi
535 W Walnut St Springfield, MO	2.0	2.0	1096	$1,495	$1.36	44d	1	0.79mi
847 S Grant Ave Springfield, MO	2.0	1.0	1080	$815	$0.75	44d	1	0.80mi
518 W College St Unit UBL 106 Springfield, MO	2.0	2.0	1200	$1,375	$1.15	44d	1	0.84mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	24d	5	0.86mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	22d	5	0.86mi
520 W Olive St Springfield, MO	3.0	2.0	1445	$1,538	$1.06	14d	5	0.88mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	24d	5	0.88mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	14d	4	0.88mi
2541 W Lincoln St Springfield, MO	2.0	1.0	1034	$975	$0.94	44d	1	0.92mi
430 W Pershing St Springfield, MO	2.0	2.0	765	$1,195	$1.56	14d	1	0.92mi
505 W Grand St Springfield, MO	1.0–2.0	1.0–2.0	996	$1,395	$1.40	14d	1	0.98mi
810 W Catalpa St Apt 302 Springfield, MO	2.0	1.0	806	$664	$0.82	24d	1	0.99mi
2602 W College St Springfield, MO	2.0	1.0	1350	$995	$0.74	14d	1	0.99mi
815 N Grant Ave Unit A Springfield, MO	2.0	1.0	801	$625	$0.78	44d	1	1.01mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	14d	8	1.02mi
209 W McDaniel St Unit 209-207 Springfield, MO	1.0	1.0	700	$950	$1.36	44d	1	1.02mi
433 W Grand St Unit C Springfield, MO	2.0	1.0	1023	$1,295	$1.27	44d	1	1.03mi
1044 S Main Ave Springfield, MO	2.0	1.0	1089	$1,050	$0.96	44d	1	1.03mi
1112 S Grant Ave Unit 100 Springfield, MO	2.0	2.0	1193	$1,450	$1.22	44d	1	1.05mi
1112 S Grant Ave Springfield, MO	1.0	1.0	800	$1,095	$1.37	44d	1	1.05mi
741 South Ave Unit 5 Springfield, MO	1.0	1.0	950	$750	$0.79	44d	1	1.06mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	24d	1	1.07mi
1735 W Bennett St Springfield, MO	1.0	1.0	800	$1,124	$1.41	14d	2	1.09mi
740 N West Ave Springfield, MO	3.0	1.0	900	$995	$1.11	24d	1	1.09mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	24d	1	1.11mi
741 N West Ave Springfield, MO	2.0	1.0	912	$950	$1.04	44d	1	1.11mi

Listing history 3 events

1. 2026-04-30
   status Pending
2. 2026-04-27
   listed $55,000 Active
3. 2019-03-21
   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: $459 · $38/mo
• Projected year-2 tax: $534 · $44/mo
• Expected delta: +$74/yr (+$6/mo · 16.1%)

ⓘ 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 · 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: $12,902
• − Mortgage interest: −$3,081
• − Property taxes: −$459
• − Insurance: −$275
• − Repairs & maintenance: −$1,032
• − Management: −$1,032
• − Depreciation: −$1,600
• Taxable income: $5,423
• Est. tax owed @ 24.0%: −$1,301
• After-tax cash flow: $4,696/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

3 events — show timeline

• 2026-04-30 Pending — SOMO
• 2026-04-27 Listed $55,000 SOMO
• 2019-03-21 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $459 · +4.6% YoY. Source: county tax records.