2665 N Eloise Ave · Springfield, MO 65803

$149,500

4 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 35 Days on market

Built 1961 9,583 sqft lot $96/sqft · 32% below area Est $220k · 32% 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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +4.9/10.0
• 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

Property being sold as-is.

Key facts

• 9,583 sq ft lot
• Built 1961
• Listed 35 days

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: 1,560 above-grade finished square feet; Total listed area 1,560
• Exterior features: Lot approximately 0.22 acres; Subdivision: Greene-Not in List; Directions provided to property

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating (other); No cooling
• Interior features: Heating present (type listed as Other); No central cooling

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/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 $147k (1.5% below list).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: Fremont Elem. (math 22% / reading 32%, grade F, #850 of 1,115 statewide, top 78%, 382 students, 80% FRL); Pleasant View Middle (math 31% / reading 42%, grade F, #231 of 391 statewide, top 60%, 379 students, 56% FRL); Hillcrest High (math 9% / reading 35%, grade F, #462 of 521 statewide, top 90%, 1,017 students, 64% FRL) — zoned schools average 67% FRL vs 46% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.2%/yr); 394 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,302 units permitted in Greene County in 2024 (250 in 5+ unit buildings).
• This rent runs 35% of the median local income ($51k/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 $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 ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

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

Recommended offer $145,015 (3.0% 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 3% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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: 0.99% ✗
• Cap rate: 8.27%
• Cash-on-cash: 7.06%
• DSCR: 1.31
• GRM: 8.5

CMA / ARV

• ARV (median comp): $219,813
• List price: $149,500
• Delta: -31.99%
• 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
2632 N Prospect Ave	0.06mi	3/2.5 (-1)	1,486 (-5%)	1mo	$244,900	$165	81
1309 E Nora St	0.08mi	3/2.0 (-1)	1,488 (-5%)	4mo	$230,000	$155	81
1421 E Nora St	0.19mi	5/2.0 (+1)	1,618 (+4%)	4mo	$159,900	$99	77
2523 N Rogers Ave	0.22mi	3/2.0 (-1)	1,484 (-5%)	1mo	$215,000	$145	76
2675 N National Ave	0.16mi	3/2.0 (-1)	1,667 (+7%)	1mo	$210,000	$126	76
2613 N Prospect Ave	0.10mi	3/2.0 (-1)	1,400 (-10%)	4mo	$249,900	$179	70
2617 N Prospect Ave	0.09mi	3/2.0 (-1)	1,380 (-12%)	3mo	$249,900	$181	69
1414 E Smith St	0.67mi	3/2.0 (-1)	1,550 (-1%)	2mo	$259,900	$168	61
2224 N Rogers Ave	0.58mi	3/2.0 (-1)	1,456 (-7%)	3mo	$70,000	$48	54
2217 N National Ave	0.60mi	3/1.0 (-1)	1,459 (-6%)	2mo	$159,900	$110	50
1316 E Smith St	0.68mi	3/2.0 (-1)	1,464 (-6%)	4mo	$229,000	$156	50
2801 N Summit Ave	0.67mi	3/2.0 (-1)	1,338 (-14%)	3mo	$204,900	$153	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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-6,728
• Equity at exit: $22,291

10-year hold

• IRR: 6.7%
• Equity multiple: 1.52×
• Total profit: $21,969
• Equity at exit: $12,926

Cash invested: $41,860 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,473 high
• Mortgage (P&I): −$784
• Tax from tax record: −$71 /mo · $850/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $246

Break-even live

Break-even rent $1,161

Max offer price $149,500

Occupancy floor 78%

Sensitivity live

Price	-10% $331	-5% $289	+0% $246	+5% $204	+10% $162
Rent	-10% $130	-5% $188	+0% $246	+5% $304	+10% $363
Rate	-1.0pp $322	-0.5pp $284	base $246	+0.5pp $208	+1.0pp $168

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
STE Springfield, MO	3.0	2.0	1477	$1,600	$1.08	15d	2	0.55mi
2221 N Weller Ave Springfield, MO	3.0	2.0	1215	$1,395	$1.15	15d	1	0.65mi
2153 N National Ave Springfield, MO	3.0	1.0	1163	$1,195	$1.03	15d	1	0.67mi
3218 N National Ave Springfield, MO	3.0	2.0	1482	$1,495	$1.01	45d	1	0.69mi
3538 N Rogers Ave Springfield, MO	3.0	1.5	1232	$1,395	$1.13	24d	1	1.07mi
2650 N Barnes Ave Unit A 23 Springfield, MO	3.0	2.0	1200	$1,200	$1.00	45d	1	1.16mi
2264 E Nora St Springfield, MO	3.0	1.5	1366	$1,200	$0.88	15d	1	1.23mi
3749 N Pickwick Ave Unit 3749 Springfield, MO	3.0	3.0	1612	$1,650	$1.02	22d	1	1.37mi
1339 E Division St Springfield, MO	3.0	2.0	1186	$1,350	$1.14	24d	1	1.39mi
1442 N Texas Ave Springfield, MO	3.0	2.0	1626	$1,400	$0.86	45d	1	1.50mi

Listing history 19 events

1. 2026-06-18
   days on market $149,500 Active 35 DOM
2. 2026-06-17
   days on market $149,500 Active 34 DOM
3. 2026-06-16
   days on market $149,500 Active 33 DOM
4. 2026-06-15
   days on market $149,500 Active 32 DOM
5. 2026-06-14
   days on market $149,500 Active 30 DOM
6. 2026-06-10
   days on market $149,500 Active 27 DOM
7. 2026-06-09
   days on market $149,500 Active 26 DOM
8. 2026-06-08
   days on market $149,500 Active 25 DOM
9. 2026-06-07
   days on market $149,500 Active 24 DOM
10. 2026-06-03
    days on market $149,500 Active 20 DOM
11. 2026-06-02
    days on market $149,500 Active 19 DOM
12. 2026-06-01
    days on market $149,500 Active 18 DOM
13. 2026-05-31
    days on market $149,500 Active 17 DOM
14. 2026-05-30
    days on market $149,500 Active 16 DOM
15. 2026-05-14
    listed $145,000 Active 26-char remark
16. 2019-03-15
    soldstatus $342,225
17. 2016-01-07
    listed $98,366
18. 2007-06-29
    soldstatus
19. 2004-08-02
    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: $850 · $71/mo
• Projected year-2 tax: $1,450 · $121/mo
• Expected delta: +$600/yr (+$50/mo · 70.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,672
• − Mortgage interest: −$8,374
• − Property taxes: −$850
• − Insurance: −$748
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$4,349
• Taxable income: $524
• Est. tax owed @ 24.0%: −$126
• After-tax cash flow: $2,830/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

+52.0% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $149,500 SOMO
• 2026-05-14 Listed $145,000 SOMO
• 2019-03-15 Sold (Public Records) $342,225 Public Records
• 2016-01-07 Listed $98,366 SOMO
• 2007-06-29 Sold (Public Records) — Public Records
• 2004-08-02 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $850 · +30.1% YoY. Source: county tax records.