1330 W Thoman St · Springfield, MO 65803

$120,000

3 bd · 1.0 ba · 1,368 sqft · SingleFamily public records · 35 Days on market

Built 1951 7,405 sqft lot $88/sqft · 19% below area Est $149k · 19% under

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Why this score? — see what drove the C 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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.6/10.0
• 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

Great investment opportunity for a buyer looking to fix and flip or renovate and make it their own. Buyer to perform due diligence on school district. Property is being sold AS-IS. Seller will make no repairs or improvements.

Key facts

• 7,405 sq ft lot
• Built 1951
• Listed 35 days

Property features AI

Finance

• Other: Location: Greene-Not in List subdivision; Directions: From Kansas Expressway, go east on W Division St. Turn left (north) on N Kansas Ave, then turn left on W Thoman St. Continue to 1330 W Thoman St.
• Financial info: Tax information provided but excluded
• HOA & community: HOA information not specified

Exterior

• Parking: Parking details not specified
• Security: Security details not specified
• Utilities: Public water supply; Public sewer service
• Home design: Single-family residence; Residential property; One story
• Construction: Built area above grade 1,368; Construction details not specified
• Exterior features: Lot approximately 0.17 acres; Public water; Public sewer

Interior

• Kitchen: Kitchen details not specified
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: One-level living; 1 full bathroom
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/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 $115k (4.1% below list).
• Recommended offer: $115k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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: Bowerman Elem. (math 17% / reading 27%, grade F, #910 of 1,115 statewide, top 83%, 243 students, 90% FRL); Hillcrest High (math 9% / reading 35%, grade F, #462 of 521 statewide, top 90%, 1,017 students, 64% FRL) — zoned schools average 77% FRL vs 46% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 39% district-wide (-17 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); 394 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $830 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

• It's been on market 35 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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

• Watch-outs: built in 1951 — 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 $115,059 (4.1% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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: 0.96% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 8.7

CMA / ARV

• ARV (median comp): $148,862
• List price: $120,000
• Delta: -19.39%
• 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
2131 N Johnston Ave	0.31mi	3/2.0	1,470 (+8%)	2mo	$135,000	$92	67
1534 N Grant Ave	0.66mi	3/1.0	1,349 (-1%)	4mo	$80,000	$59	64
2237 N Franklin Ave	0.47mi	3/2.0	1,440 (+5%)	4mo	$175,000	$122	62
1639 W Atlantic St	0.29mi	2/1.0 (-1)	1,204 (-12%)	1mo	$129,000	$107	61
2243 N Franklin Ave	0.48mi	2/1.0 (-1)	1,260 (-8%)	3mo	$150,000	$119	57
1531 W Hamilton St	0.63mi	3/2.0	1,305 (-5%)	3mo	$115,000	$88	56
2323 N Missouri Ave	0.65mi	3/1.0	1,254 (-8%)	1mo	$179,900	$143	55
2253 N Fay Ave	0.59mi	4/2.0 (+1)	1,418 (+4%)	4mo	$199,900	$141	54
1535 W Calhoun St	0.69mi	3/1.0	1,262 (-8%)	3mo	$139,000	$110	52
1890 N Douglas Ave	0.50mi	2/2.0 (-1)	1,250 (-9%)	4mo	$174,900	$140	50
2021 W Atlantic St	0.59mi	2/1.0 (-1)	1,188 (-13%)	4mo	$139,900	$118	42
2032 N Park Ave	0.72mi	3/2.0	1,178 (-14%)	1mo	$100,000	$85	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 · 4.24% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.77×
• Total profit: $-7,817
• Equity at exit: $17,892

10-year hold

• IRR: 4.8%
• Equity multiple: 1.37×
• Total profit: $12,322
• Equity at exit: $10,375

Cash invested: $33,600 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,151 high
• Mortgage (P&I): −$629
• Tax from tax record: −$69 /mo · $833/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $160

Break-even live

Break-even rent $948

Max offer price $120,000

Occupancy floor 81%

Sensitivity live

Price	-10% $228	-5% $194	+0% $160	+5% $126	+10% $92
Rent	-10% $69	-5% $115	+0% $160	+5% $206	+10% $251
Rate	-1.0pp $221	-0.5pp $191	base $160	+0.5pp $129	+1.0pp $98

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2120 N Johnston Ave Springfield, MO	2.0	1.0	880	$925	$1.05	44d	1	0.32mi
2126 N Lexington Ave Springfield, MO	2.0	1.0	990	$895	$0.90	14d	1	0.45mi
2117 N Lexington Ave Springfield, MO	3.0	1.0	1040	$1,195	$1.15	44d	1	0.46mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	24d	1	0.69mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	21d	1	0.88mi
1127 W Talmage St Springfield, MO	3.0	2.0	1160	$1,650	$1.42	44d	1	0.91mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	44d	1	0.93mi
616 W Webster St Springfield, MO	2.0	1.5	1178	$1,050	$0.89	14d	1	0.98mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	44d	1	1.00mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	44d	1	1.03mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	24d	1	1.14mi
805 E Garfield St Springfield, MO	2.0	1.0	950	$950	$1.00	14d	1	1.41mi
716 E Locust St Unit A Springfield, MO	2.0	1.0	915	$850	$0.93	24d	1	1.41mi
740 N West Ave Springfield, MO	3.0	1.0	900	$995	$1.11	24d	1	1.42mi
741 N West Ave Springfield, MO	2.0	1.0	912	$950	$1.04	44d	1	1.45mi

Listing history 18 events

1. 2026-06-18
   days on market $120,000 Active 35 DOM
2. 2026-06-17
   days on market $120,000 Active 34 DOM
3. 2026-06-16
   days on market $120,000 Active 33 DOM
4. 2026-06-15
   days on market $120,000 Active 32 DOM
5. 2026-06-14
   days on market $120,000 Active 30 DOM
6. 2026-06-10
   days on market $120,000 Active 27 DOM
7. 2026-06-09
   days on market $120,000 Active 26 DOM
8. 2026-06-08
   days on market $120,000 Active 25 DOM
9. 2026-06-07
   days on market $120,000 Active 24 DOM
10. 2026-06-03
    days on market $120,000 Active 20 DOM
11. 2026-06-02
    days on market $120,000 Active 19 DOM
12. 2026-06-01
    days on market $120,000 Active 18 DOM
13. 2026-05-31
    days on market $120,000 Active 17 DOM
14. 2026-05-30
    days on market $120,000 Active 16 DOM
15. 2026-05-14
    listed $120,000 Active 225-char remark
16. 2022-07-23
    price $1,095
17. 2019-05-24
    soldstatus $350,000
18. 2016-01-24
    listed $87,382

ⓘ 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: $833 · $69/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$331/yr (+$28/mo · 39.7%)

ⓘ 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 · 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: $13,807
• − Mortgage interest: −$6,722
• − Property taxes: −$833
• − Insurance: −$600
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$3,491
• Taxable loss: −$48
• Est. tax savings @ 24.0%: +$11
• After-tax cash flow: $1,935/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

+37.3% since first listed

4 events — show timeline

• 2026-05-14 Listed $120,000 SOMO
• 2022-07-23 Price Changed $1,095 RENT.
• 2019-05-24 Sold (Public Records) $350,000 Public Records
• 2016-01-24 Listed $87,382 SOMO

Property tax history

+3.6%/yr

Latest (2025): $833 · +18.2% YoY. Source: county tax records.