645 W Webster St · Springfield, MO 65802

$120,000

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 6 Days on market

Built 1896 8,712 sqft lot $111/sqft · 9% below area Est $132k · 9% 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 +19.1/30.0
• ARV discount +11.6/15.0
• DSCR +6.0/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated 3-bedroom, 1-bath home available now in Springfield, MO with a detached 1-car garage. Functional layout with 2 bedrooms and 1 bath on the main level and 1 bedroom upstairs. Features include hardwood flooring, spacious laundry area, and a kitchen with refrigerator, electric range, ample cabinets, and counter space. Covered front porch adds outdoor living space. Buyer to perform due diligence on school district. Property is being sold AS-IS. Seller will make no repairs or improvements.

Key facts

• Hardwood flooring
• Covered front porch
• 8,712 sq ft lot

Tags

• HARDWOOD FLOORING
• SPACIOUS LAUNDRY AREA
• COVERED FRONT PORCH

Property features AI

Exterior

• Parking: One-car garage; Driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Lot dimensions approximately 55 x 160; Lot about 0.2 acres
• Exterior features: Public maintained road frontage; City street access

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Unfinished partial basement; Basement present
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $127 ($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 $108k (9.7% below list).
• Recommended offer: $108k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: Weaver Elem. (math 27% / reading 47%, grade F, #611 of 1,115 statewide, top 59%, 224 students, 91% FRL); Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL) — zoned schools average 71% FRL vs 46% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 512 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.
• Current owner paid $67k; list at $120k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1896 — 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 $108,376 (9.7% below list)

Questions for the listing agent

1. Built in 1896 — 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: 0.90% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.54%
• DSCR: 1.20
• GRM: 9.2

CMA / ARV

• ARV (median comp): $132,052
• List price: $120,000
• Delta: -9.13%
• 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
636 W Scott St	0.10mi	2/1.0	1,077 (-0%)	2mo	$139,900	$130	93
832 West Calhoun St	0.17mi	3/2.0 (+1)	1,100 (+2%)	1mo	$99,900	$91	79
531 W Webster St	0.11mi	3/2.0 (+1)	1,020 (-6%)	2mo	$169,000	$166	75
902 W Central St	0.34mi	2/1.0	1,008 (-7%)	2mo	$144,900	$144	72
920 N Broadway Ave	0.36mi	3/1.0 (+1)	1,124 (+4%)	2mo	$149,777	$133	70
826 N Concord Ave	0.31mi	3/2.0 (+1)	1,114 (+3%)	3mo	$165,000	$148	68
937 N Missouri Ave	0.28mi	2/2.0	1,207 (+12%)	0mo	$180,000	$149	63
1512 N Missouri Ave N	0.39mi	3/2.0 (+1)	1,008 (-7%)	4mo	$158,000	$157	59
1863 N Grant Ave	0.70mi	2/1.0	1,140 (+6%)	2mo	$149,900	$131	56
918 N Nettleton Ave	0.72mi	2/1.0	971 (-10%)	1mo	$105,000	$108	49
1431 W Nichols St	0.70mi	2/3.0	1,163 (+8%)	1mo	$205,000	$176	46
1030 W Chase St	0.69mi	3/1.5 (+1)	992 (-8%)	4mo	$154,900	$156	43

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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.72×
• Total profit: $-9,375
• Equity at exit: $17,892

10-year hold

• IRR: 4.1%
• Equity multiple: 1.32×
• Total profit: $10,682
• 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 65802

• Home prices YoY: -31.9%
• Rents YoY: 4.8%
• Active inventory: 512
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,084 high
• Mortgage (P&I): −$629
• Tax from tax record: −$50 /mo · $597/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $127

Break-even live

Break-even rent $923

Max offer price $120,000

Occupancy floor 83%

Sensitivity live

Price	-10% $195	-5% $161	+0% $127	+5% $93	+10% $59
Rent	-10% $41	-5% $84	+0% $127	+5% $170	+10% $213
Rate	-1.0pp $188	-0.5pp $158	base $127	+0.5pp $96	+1.0pp $64

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
616 W Webster St Springfield, MO	2.0	1.5	1178	$1,050	$0.89	14d	1	0.06mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	24d	1	0.23mi
815 N Grant Ave Unit A Springfield, MO	2.0	1.0	801	$625	$0.78	44d	1	0.28mi
603 W Division St Springfield, MO	2.0	1.0	816	$995	$1.22	14d	1	0.38mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	44d	1	0.60mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	24d	1	0.62mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	21d	1	0.68mi
1623 N Jefferson Ave Unit B Springfield, MO	1.0	1.0	750	$950	$1.27	44d	1	0.68mi
1409 N Washington Ave Springfield, MO	2.0	1.0	839	$1,405	$1.67	14d	2	0.70mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	24d	5	0.80mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	14d	4	0.80mi
520 W Olive St Springfield, MO	3.0	2.0	1445	$1,538	$1.06	14d	5	0.81mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	14d	8	0.85mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	44d	1	0.86mi
733 W College St Springfield, MO	1.0	1.0	700	$750	$1.07	14d	1	0.86mi
518 W College St Unit UBL 106 Springfield, MO	2.0	2.0	1200	$1,375	$1.15	44d	1	0.86mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	21d	5	0.88mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	24d	5	0.88mi
716 E Locust St Unit A Springfield, MO	2.0	1.0	915	$850	$0.93	24d	1	0.92mi
209 W McDaniel St Unit 209-207 Springfield, MO	1.0	1.0	700	$950	$1.36	44d	1	0.92mi
535 W Walnut St Springfield, MO	2.0	2.0	1096	$1,495	$1.36	44d	1	0.92mi
623 W Walnut St Springfield, MO	2.0	2.0	1180	$1,300	$1.10	44d	1	0.93mi
710 W Walnut St Springfield, MO	3.0	2.0	1350	$1,695	$1.26	44d	1	0.97mi
309 S Jefferson Ave Unit 211 Springfield, MO	2.0	2.0	762	$767	$1.01	44d	1	1.01mi
865 S Douglas Ave Springfield, MO	2.0	2.0	850	$895	$1.05	14d	4	1.02mi
430 W Pershing St Springfield, MO	2.0	2.0	765	$1,195	$1.56	14d	1	1.02mi
1306 N Frisco Ave Apt A Springfield, MO	2.0	1.5–2.0	970	$995	$1.03	14d	19	1.09mi
1200 W Walnut St Springfield, MO	2.0	2.0	1000	$995	$0.99	14d	3	1.10mi
2120 N Johnston Ave Springfield, MO	2.0	1.0	880	$925	$1.05	44d	1	1.10mi
407 E Dale St Apt B Springfield, MO	2.0	1.0	720	$795	$1.10	14d	1	1.12mi
513 S Broadway Ave Springfield, MO	2.0	1.0	800	$855	$1.07	44d	1	1.13mi
2034 N Washington Ave Springfield, MO	2.0	1.0	800	$875	$1.09	44d	1	1.16mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	44d	1	1.20mi
805 E Garfield St Springfield, MO	2.0	1.0	950	$950	$1.00	14d	1	1.23mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	14d	1	1.24mi
930 W Harrison St Springfield, MO	3.0	2.0	1046	$1,150	$1.10	14d	1	1.26mi
539 S Fort Ave Springfield, MO	2.0	1.0	1500	$1,025	$0.68	14d	1	1.26mi
1112 E Locust St Springfield, MO	2.0	1.0	840	$945	$1.12	24d	1	1.27mi
511 E Cherry St Unit 2 Springfield, MO	1.0	1.0	700	$850	$1.21	44d	1	1.28mi
627 S Fort Ave Springfield, MO	2.0	1.0	880	$895	$1.02	24d	1	1.33mi

Listing history 8 events

1. 2026-05-14
   listed $120,000 Active 508-char remark
2. 2024-11-08
   historical $995
3. 2024-09-17
   listed $995
4. 2024-03-01
   soldstatus $67,000
5. 2023-11-01
   historical $995
6. 2023-10-25
   listed $995
7. 2019-05-24
   soldstatus $350,000
8. 2016-02-11
   listed $72,580

ⓘ 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: $597 · $50/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$567/yr (+$47/mo · 94.9%)

ⓘ 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: $13,005
• − Mortgage interest: −$6,722
• − Property taxes: −$597
• − Insurance: −$600
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$3,491
• Taxable loss: −$486
• Est. tax savings @ 24.0%: +$117
• After-tax cash flow: $1,642/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): 46,739
• Household income: $55,019
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 1818.0

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 5% Black 4% Asian 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 2% Vietnamese 1% Other Indo-European 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: ▼ -99.72%
• Current HPI: 212.9826
• Rent YoY: ▲ 4.82%
• 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

+65.3% since first listed

9 events — show timeline

• 2026-05-20 Pending — SOMO
• 2026-05-14 Listed $120,000 SOMO
• 2024-11-08 Rental Removed $995 APPFOLIO
• 2024-09-17 Listed for Rent $995 APPFOLIO
• 2024-03-01 Sold (Public Records) $67,000 Public Records
• 2023-11-01 Rental Removed $995 RENT.
• 2023-10-25 Listed for Rent $995 RENT.
• 2019-05-24 Sold (Public Records) $350,000 Public Records
• 2016-02-11 Listed $72,580 SOMO

Property tax history

+3.5%/yr

Latest (2025): $597 · +19.3% YoY. Source: county tax records.