1526 W Dale St · Springfield, MO 65803

$118,000

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 83 Days on market

Built 1933 0.32 ac lot $126/sqft · 11% below area Est $133k · 11% under ↓ 11% since listing

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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 +16.6/30.0
• ARV discount +12.5/15.0
• DSCR +5.2/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• 1% rule +3.5/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Character, Comfort, and Capability. Nestled behind a fenced front and back yard, this 2-bedroom gem is ready for its next chapter. The functional layout features a spacious eat-in kitchen and well-proportioned living spaces. For those needing extra room, the finished attic provides a versatile 'bonus' level--easily convertible into two more bedrooms or a home office setup. While the home could use a light cosmetic refresh, it's the perfect canvas to customize and call your own. Don't miss this rare chance to secure a home with potential additional flexible square footage!

Key facts

• 0.32 acre lot
• Built 1933
• Listed 82 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $71 ($854/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 $100k (15.2% below list).
• Recommended offer: $100k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $816 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 83 days — a 6% lower offer ($111k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1933 — 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 $100,007 (15.2% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1933 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.59%
• DSCR: 1.12
• GRM: 9.8

CMA / ARV

• ARV (median comp): $132,787
• List price: $118,000
• Delta: -11.14%
• 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
1516 W Lee St	0.06mi	3/1.0 (+1)	1,020 (+9%)	1mo	$149,900	$147	76
2234 N Fay Ave	0.30mi	2/1.0	867 (-7%)	3mo	$129,900	$150	72
2111 N Elizabeth Ave	0.34mi	2/1.0	845 (-10%)	4mo	$80,000	$95	65
2117 N Lexington Ave	0.21mi	3/1.0 (+1)	1,040 (+11%)	3mo	$124,500	$120	64
2105 N Elizabeth Ave	0.34mi	2/1.0	830 (-11%)	2mo	$98,500	$119	64
2119 N Marion Ave	0.46mi	2/1.0	1,018 (+9%)	3mo	$112,500	$111	62
1121 W Florida St	0.40mi	2/2.0	844 (-10%)	1mo	$57,000	$68	60
2074 N Columbia Ave	0.74mi	3/1.0 (+1)	924 (-1%)	1mo	$100,000	$108	58
1030 W Chase St	0.52mi	3/1.5 (+1)	992 (+6%)	4mo	$154,900	$156	55
1934 W Lee St	0.33mi	3/1.0 (+1)	1,075 (+15%)	2mo	$140,500	$131	53
2043 N Roosevelt North Ave	0.65mi	3/1.0 (+1)	1,000 (+7%)	4mo	$109,000	$109	50
1141 W Talmage St	0.74mi	3/1.0 (+1)	1,074 (+15%)	3mo	$149,900	$140	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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-13,369
• Equity at exit: $17,594

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-667
• Equity at exit: $10,202

Cash invested: $33,040 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,000 high
• Mortgage (P&I): −$619
• Tax from tax record: −$51 /mo · $611/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $71

Break-even live

Break-even rent $910

Max offer price $118,000

Occupancy floor 88%

Sensitivity live

Price	-10% $138	-5% $105	+0% $71	+5% $38	+10% $4
Rent	-10% $-8	-5% $32	+0% $71	+5% $111	+10% $150
Rate	-1.0pp $131	-0.5pp $101	base $71	+0.5pp $41	+1.0pp $10

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2126 N Lexington Ave Springfield, MO	2.0	1.0	990	$895	$0.90	14d	1	0.19mi
2117 N Lexington Ave Springfield, MO	3.0	1.0	1040	$1,195	$1.15	44d	1	0.20mi
2120 N Johnston Ave Springfield, MO	2.0	1.0	880	$925	$1.05	44d	1	0.34mi
2115 N Grace Ave Springfield, MO	2.0	1.0	650	$850	$1.31	44d	1	0.70mi
1126 W Hamilton St Springfield, MO	2.0	1.0	648	$895	$1.38	24d	1	0.89mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	24d	1	0.90mi
2224 N Clifton Ave Unit 2238-A Springfield, MO	2.0	1.0	756	$695	$0.92	14d	1	0.90mi
603 W Division St Springfield, MO	2.0	1.0	816	$995	$1.22	14d	1	0.98mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	44d	1	1.02mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	21d	1	1.09mi
916 N Kansas Expy Springfield, MO	1.0	1.0	573	$595	$1.04	44d	1	1.15mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	44d	1	1.19mi
407 E Dale St Apt B Springfield, MO	2.0	1.0	720	$795	$1.10	14d	1	1.23mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	44d	1	1.27mi
1623 N Jefferson Ave Unit B Springfield, MO	1.0	1.0	750	$950	$1.27	44d	1	1.28mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	24d	1	1.40mi
815 N Grant Ave Unit A Springfield, MO	2.0	1.0	801	$625	$0.78	44d	1	1.41mi
2850 N Campbell Ave Apt S Springfield, MO	1.0	1.0	727	$750	$1.03	44d	1	1.43mi
2034 N Washington Ave Springfield, MO	2.0	1.0	800	$875	$1.09	44d	1	1.43mi
813 W Poplar St Unit 813 Springfield, MO	2.0	1.0	560	$795	$1.42	14d	1	1.44mi
740 N West Ave Springfield, MO	3.0	1.0	900	$995	$1.11	24d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $118,000 Active 83 DOM
2. 2026-06-17
   days on market $118,000 Active 82 DOM
3. 2026-06-16
   days on market $118,000 Active 81 DOM
4. 2026-06-15
   days on market $118,000 Active 80 DOM
5. 2026-06-14
   days on market $118,000 Active 78 DOM
6. 2026-06-10
   days on market $118,000 Active 75 DOM
7. 2026-06-09
   days on market $118,000 Active 74 DOM
8. 2026-06-08
   days on market $118,000 Active 73 DOM
9. 2026-06-07
   pricedays on market $118,000 Active 72 DOM
10. 2026-06-03
    days on market $124,900 Active 68 DOM
11. 2026-06-02
    days on market $124,900 Active 67 DOM
12. 2026-06-01
    days on market $124,900 Active 66 DOM
13. 2026-05-31
    days on market $124,900 Active 65 DOM
14. 2026-05-30
    days on market $124,900 Active 64 DOM
15. 2026-05-19
    price $124,900 578-char remark

    Show marketing remark (578 chars)

    Character, Comfort, and Capability. Nestled behind a fenced front and back yard, this 2-bedroom gem is ready for its next chapter. The functional layout features a spacious eat-in kitchen and well-proportioned living spaces. For those needing extra room, the finished attic provides a versatile 'bonus' level--easily convertible into two more bedrooms or a home office setup. While the home could use a light cosmetic refresh, it's the perfect canvas to customize and call your own. Don't miss this rare chance to secure a home with potential additional flexible square footage!

16. 2026-05-06
    price $129,900 578-char remark

    Show marketing remark (578 chars)

    Character, Comfort, and Capability. Nestled behind a fenced front and back yard, this 2-bedroom gem is ready for its next chapter. The functional layout features a spacious eat-in kitchen and well-proportioned living spaces. For those needing extra room, the finished attic provides a versatile 'bonus' level--easily convertible into two more bedrooms or a home office setup. While the home could use a light cosmetic refresh, it's the perfect canvas to customize and call your own. Don't miss this rare chance to secure a home with potential additional flexible square footage!

17. 2026-04-15
    price $133,900 578-char remark

    Show marketing remark (578 chars)

    Character, Comfort, and Capability. Nestled behind a fenced front and back yard, this 2-bedroom gem is ready for its next chapter. The functional layout features a spacious eat-in kitchen and well-proportioned living spaces. For those needing extra room, the finished attic provides a versatile 'bonus' level--easily convertible into two more bedrooms or a home office setup. While the home could use a light cosmetic refresh, it's the perfect canvas to customize and call your own. Don't miss this rare chance to secure a home with potential additional flexible square footage!

18. 2026-03-26
    listed $139,900 Active 578-char remark

    Show marketing remark (578 chars)

    Character, Comfort, and Capability. Nestled behind a fenced front and back yard, this 2-bedroom gem is ready for its next chapter. The functional layout features a spacious eat-in kitchen and well-proportioned living spaces. For those needing extra room, the finished attic provides a versatile 'bonus' level--easily convertible into two more bedrooms or a home office setup. While the home could use a light cosmetic refresh, it's the perfect canvas to customize and call your own. Don't miss this rare chance to secure a home with potential additional flexible square footage!

19. 2004-01-05
    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: $611 · $51/mo
• Projected year-2 tax: $1,145 · $95/mo
• Expected delta: +$534/yr (+$44/mo · 87.4%)

ⓘ 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: $12,001
• − Mortgage interest: −$6,610
• − Property taxes: −$611
• − Insurance: −$590
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$3,433
• Taxable loss: −$1,163
• Est. tax savings @ 24.0%: +$279
• After-tax cash flow: $1,133/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

-10.7% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $124,900 SOMO
• 2026-05-06 Price Changed $129,900 SOMO
• 2026-04-15 Price Changed $133,900 SOMO
• 2026-03-26 Listed $139,900 SOMO
• 2004-01-05 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $611 · +19.1% YoY. Source: county tax records.