1027 W Division St · Springfield, MO 65803

$95,000

2 bd · 1.0 ba · 1,618 sqft · SingleFamily public records · 35 Days on market

Built 1909 8,276 sqft lot $59/sqft · 37% below area Est $152k · 37% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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 MLS

Great investment property in the HEART of Springfield! Minutes from Cox North, Drury, and C-Street! This is one of Springfield's gems, constructed in 1909 with great bones. The 2/1 comes with great lighting from the abundance of over sized windows and a great living area. Come check out the investors dream home and have fun with all the possibilities!!

Key facts

• Near downtown
• Shopping
• Local amenities

Tags

• MIDTOWN AREA
• NEAR DOWNTOWN
• SHOPPING
• DINING
• LOCAL AMENITIES

Property features AI

Finance

• Other: Square footage: 1,618 above grade
• Financial info: Tax information available
• HOA & community: HOA details not specified

Exterior

• Parking: Parking details not specified
• Security: Security details not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Construction details not specified
• Exterior features: Lot approximately 0.19 acres; Subdivision: Greene-Not in List; Directions: From Boonville and Division, head west on Division. House will be on the right (north) side of road.

Interior

• Kitchen: Kitchen details not specified
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; Other heating type; No cooling
• Interior features: One-level living
• Laundry & utility: Laundry and utility details not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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 (+4.2%/yr); 394 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 31% 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 $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask is 12% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1909 — 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 $92,150 (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 1909 — 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: 1.35% ✓
• Cap rate: 11.58%
• Cash-on-cash: 18.89%
• DSCR: 1.84
• GRM: 6.2

CMA / ARV

• ARV (median comp): $151,570
• List price: $95,000
• Delta: -37.32%
• 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
606 W Locust St	0.38mi	2/2.0	1,713 (+6%)	10mo	$150,000	$88	60
723 W Webster St	0.43mi	3/1.0 (+1)	1,751 (+8%)	2mo	$160,000	$91	60
1156 W Lynn St	0.24mi	3/1.0 (+1)	1,383 (-14%)	10mo	$170,000	$123	51
1871 N Douglas Ave	0.42mi	3/2.0 (+1)	1,738 (+7%)	11mo	$219,500	$126	50
1344 N Grant Ave	0.37mi	2/1.0	1,454 (-10%)	19mo	$120,000	$83	50
2131 N Johnston Ave	0.69mi	3/2.0 (+1)	1,470 (-9%)	2mo	$135,000	$92	42
637 W Scott St	0.55mi	3/2.5 (+1)	1,508 (-7%)	15mo	$189,900	$126	40
1311 W Florida St	0.41mi	3/2.0 (+1)	1,400 (-14%)	13mo	$95,000	$68	39
1885 N Lyon Ave	0.59mi	3/2.0 (+1)	1,791 (+11%)	9mo	$115,000	$64	38
1627 W Atlantic St	0.70mi	3/2.0 (+1)	1,468 (-9%)	12mo	$145,000	$99	33
1616 W Lee St	0.72mi	3/1.5 (+1)	1,437 (-11%)	15mo	$66,000	$46	28
1626 W Lee St	0.73mi	3/2.0 (+1)	1,405 (-13%)	12mo	$225,000	$160	25

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: 12.0%
• Equity multiple: 1.48×
• Total profit: $12,887
• Equity at exit: $14,165

10-year hold

• IRR: 21.9%
• Equity multiple: 2.97×
• Total profit: $52,341
• Equity at exit: $8,214

Cash invested: $26,600 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,287 high
• Mortgage (P&I): −$498
• Tax from tax record: −$60 /mo · $722/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $419

Break-even live

Break-even rent $757

Max offer price $95,000

Occupancy floor 62%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	13d	1	0.53mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	43d	1	0.76mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	43d	1	1.03mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	23d	5	1.22mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	13d	4	1.22mi
520 W Olive St Springfield, MO	3.0	2.0	1445	$1,538	$1.06	13d	5	1.23mi
518 W College St Unit UBL 106 Springfield, MO	2.0	2.0	1200	$1,375	$1.15	43d	1	1.27mi
1127 W Talmage St Springfield, MO	3.0	2.0	1160	$1,650	$1.42	43d	1	1.30mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	13d	8	1.30mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	21d	5	1.30mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	23d	5	1.30mi
623 W Walnut St Springfield, MO	2.0	2.0	1180	$1,300	$1.10	43d	1	1.32mi
535 W Walnut St Springfield, MO	2.0	2.0	1096	$1,495	$1.36	43d	1	1.33mi
710 W Walnut St Springfield, MO	3.0	2.0	1350	$1,695	$1.26	43d	1	1.34mi
1442 N Texas Ave Springfield, MO	3.0	2.0	1626	$1,400	$0.86	43d	1	1.37mi
1306 N Frisco Ave Apt A Springfield, MO	2.0	1.5–2.0	970	$995	$1.03	13d	19	1.44mi
539 S Fort Ave Springfield, MO	2.0	1.0	1500	$1,025	$0.68	13d	1	1.50mi

Listing history 21 events

1. 2026-06-18
   days on market $95,000 Active 35 DOM
2. 2026-06-17
   days on market $95,000 Active 34 DOM
3. 2026-06-16
   days on market $95,000 Active 33 DOM
4. 2026-06-15
   days on market $95,000 Active 32 DOM
5. 2026-06-14
   days on market $95,000 Active 30 DOM
6. 2026-06-10
   days on market $95,000 Active 27 DOM
7. 2026-06-09
   days on market $95,000 Active 26 DOM
8. 2026-06-08
   days on market $95,000 Active 25 DOM
9. 2026-06-07
   days on market $95,000 Active 24 DOM
10. 2026-06-03
    days on market $95,000 Active 20 DOM
11. 2026-06-02
    days on market $95,000 Active 19 DOM
12. 2026-06-01
    days on market $95,000 Active 18 DOM
13. 2026-05-31
    days on market $95,000 Active 17 DOM
14. 2026-05-30
    days on market $95,000 Active 16 DOM
15. 2026-05-14
    listed $85,000 Active 343-char remark
16. 2025-12-10
    listed $74,500 Active
17. 2021-03-10
    soldstatus
18. 2021-03-08
    soldstatus

    Show marketing remark (354 chars)

    Great investment property in the HEART of Springfield! Minutes from Cox North, Drury, and C-Street! This is one of Springfield's gems, constructed in 1909 with great bones. The 2/1 comes with great lighting from the abundance of over sized windows and a great living area. Come check out the investors dream home and have fun with all the possibilities!!

19. 2021-02-10
    listed $45,000

    Show marketing remark (354 chars)

    Great investment property in the HEART of Springfield! Minutes from Cox North, Drury, and C-Street! This is one of Springfield's gems, constructed in 1909 with great bones. The 2/1 comes with great lighting from the abundance of over sized windows and a great living area. Come check out the investors dream home and have fun with all the possibilities!!

20. 2021-02-09
    soldstatus
21. 2016-12-20
    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: $722 · $60/mo
• Projected year-2 tax: $922 · $77/mo
• Expected delta: +$199/yr (+$17/mo · 27.6%)

ⓘ 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: $15,444
• − Mortgage interest: −$5,321
• − Property taxes: −$722
• − Insurance: −$475
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$2,764
• Taxable income: $3,691
• Est. tax owed @ 24.0%: −$886
• After-tax cash flow: $4,140/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

+111.1% since first listed

8 events — show timeline

• 2026-05-22 Price Changed $95,000 SOMO
• 2026-05-14 Listed $85,000 SOMO
• 2025-12-10 Listed $74,500 SOMO
• 2021-03-10 Sold (Public Records) — Public Records
• 2021-03-08 Sold (MLS) — SOMO
• 2021-02-10 Listed $45,000 SOMO
• 2021-02-09 Sold (Public Records) — Public Records
• 2016-12-20 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $722 · +19.4% YoY. Source: county tax records.