1918 N Douglas Ave · Springfield, MO 65803

$139,900

3 bd · 1.0 ba · 1,206 sqft · SingleFamily public records · 3 Days on market

Built 1958 9,148 sqft lot Est $147k · at est.

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Why this score? — see what drove the D+ 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 +14.9/30.0
• ARV discount +9.7/15.0
• DSCR +4.6/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• 1% rule +3.2/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You wanted hardwood floors? We are giving you well kept original hardwood floors in this 1950's bungalow style home with many of the original features still in place. A fenced in backyard is well shaded with mature trees creating a welcoming space for relaxing and entertaining. This is one home that you do not want to miss!

Key facts

• Covered front porch
• Private driveway
• Walk-in closet

Tags

• COVERED FRONT PORCH
• WALK-IN PANTRY
• WALK-IN CLOSET
• REAR PORCH
• PRIVATE DRIVEWAY
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $42 ($500/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 $114k (18.4% below list).
• Recommended offer: $114k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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); Reed Middle (math 33% / reading 44%, grade F, #202 of 391 statewide, top 54%, 512 students, 70% FRL); Hillcrest High (math 9% / reading 35%, grade F, #462 of 521 statewide, top 90%, 1,017 students, 64% FRL) — zoned schools average 74% FRL vs 46% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.2%/yr); 401 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $967 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 1958 — 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 $114,121 (18.4% below list)

Questions for the listing agent

1. Built in 1958 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.28%
• DSCR: 1.06
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $147,132
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1890 N Douglas Ave	0.05mi	2/2.0 (-1)	1,250 (+4%)	4mo	$174,900	$140	80
1863 N Grant Ave	0.10mi	2/1.0 (-1)	1,140 (-6%)	2mo	$149,900	$131	80
1902 N Missouri Ave	0.09mi	3/2.0	1,271 (+5%)	4mo	$169,900	$134	79
2323 N Missouri Ave	0.48mi	3/1.0	1,254 (+4%)	1mo	$179,900	$143	70
1123 W High St	0.44mi	3/1.0	1,148 (-5%)	5mo	$139,500	$122	67
2243 N Franklin Ave	0.47mi	2/1.0 (-1)	1,260 (+4%)	3mo	$150,000	$119	63
1850 N Robberson Ave	0.49mi	3/2.0	1,264 (+5%)	3mo	$199,900	$158	62
1534 N Grant Ave	0.39mi	3/1.0	1,349 (+12%)	4mo	$80,000	$59	59
2324 N Concord Ave	0.48mi	3/1.0	1,064 (-12%)	3mo	$90,000	$85	56
2243 N Missouri Ave	0.40mi	2/1.5 (-1)	1,315 (+9%)	5mo	$135,000	$103	56
1310 W Florida St	0.48mi	2/1.0 (-1)	1,086 (-10%)	4mo	$125,000	$115	53
2015 N Benton Ave	0.63mi	2/2.0 (-1)	1,080 (-10%)	3mo	$129,900	$120	42

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: -13.1%
• Equity multiple: 0.52×
• Total profit: $-18,622
• Equity at exit: $20,860

10-year hold

• IRR: -2.5%
• Equity multiple: 0.82×
• Total profit: $-6,927
• Equity at exit: $12,096

Cash invested: $39,172 (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: 401
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,141 high
• Mortgage (P&I): −$734
• Tax from tax record: −$68 /mo · $815/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $42

Break-even live

Break-even rent $1,088

Max offer price $139,900

Occupancy floor 91%

Sensitivity live

Price	-10% $121	-5% $81	+0% $42	+5% $2	+10% $-38
Rent	-10% $-48	-5% $-3	+0% $42	+5% $87	+10% $132
Rate	-1.0pp $112	-0.5pp $77	base $42	+0.5pp $5	+1.0pp $-31

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2120 N Johnston Ave Springfield, MO	2.0	1.0	880	$925	$1.05	45d	1	0.39mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	23d	1	0.43mi
603 W Division St Springfield, MO	2.0	1.0	816	$995	$1.22	15d	1	0.47mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	45d	1	0.48mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	45d	1	0.51mi
407 E Dale St Apt B Springfield, MO	2.0	1.0	720	$795	$1.10	15d	1	0.60mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	45d	1	0.63mi
2034 N Washington Ave Springfield, MO	2.0	1.0	800	$875	$1.09	45d	1	0.77mi
616 W Webster St Springfield, MO	2.0	1.5	1178	$1,050	$0.89	15d	1	0.84mi
2126 N Lexington Ave Springfield, MO	2.0	1.0	990	$895	$0.90	15d	1	0.85mi
1127 W Talmage St Springfield, MO	3.0	2.0	1160	$1,650	$1.42	45d	1	0.87mi
2117 N Lexington Ave Springfield, MO	3.0	1.0	1040	$1,195	$1.15	45d	1	0.87mi
805 E Garfield St Springfield, MO	2.0	1.0	950	$950	$1.00	15d	1	0.91mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	25d	1	0.94mi
1409 N Washington Ave Springfield, MO	2.0	1.0	839	$1,405	$1.67	15d	2	0.94mi
716 E Locust St Unit A Springfield, MO	2.0	1.0	915	$850	$0.93	25d	1	0.97mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	25d	1	1.06mi
815 N Grant Ave Unit A Springfield, MO	2.0	1.0	801	$625	$0.78	45d	1	1.11mi
1112 E Locust St Springfield, MO	2.0	1.0	840	$945	$1.12	25d	1	1.31mi
2153 N National Ave Springfield, MO	3.0	1.0	1163	$1,195	$1.03	15d	1	1.34mi
1306 N Frisco Ave Apt A Springfield, MO	2.0	1.5–2.0	970	$995	$1.03	15d	19	1.35mi
1636 N National Ave Springfield, MO	3.0	1.5	1000	$995	$0.99	45d	1	1.36mi
2337 N Ramsey Ave Springfield, MO	2.0	1.0	882	$875	$0.99	15d	1	1.47mi

Listing history 5 events

1. 2026-04-27
   status Pending
2. 2026-04-24
   listed $139,900 Active
3. 2017-07-07
   soldstatus
4. 2017-07-06
   soldstatus 325-char remark

   Show marketing remark (325 chars)

   You wanted hardwood floors? We are giving you well kept original hardwood floors in this 1950's bungalow style home with many of the original features still in place. A fenced in backyard is well shaded with mature trees creating a welcoming space for relaxing and entertaining. This is one home that you do not want to miss!

5. 2017-06-01
   listed $59,900 325-char remark

   Show marketing remark (325 chars)

   You wanted hardwood floors? We are giving you well kept original hardwood floors in this 1950's bungalow style home with many of the original features still in place. A fenced in backyard is well shaded with mature trees creating a welcoming space for relaxing and entertaining. This is one home that you do not want to miss!

ⓘ 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: $815 · $68/mo
• Projected year-2 tax: $1,357 · $113/mo
• Expected delta: +$542/yr (+$45/mo · 66.5%)

ⓘ 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: $13,695
• − Mortgage interest: −$7,837
• − Property taxes: −$815
• − Insurance: −$700
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$4,070
• Taxable loss: −$1,918
• Est. tax savings @ 24.0%: +$460
• After-tax cash flow: $961/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

+133.6% since first listed

5 events — show timeline

• 2026-04-27 Pending — SOMO
• 2026-04-24 Listed $139,900 SOMO
• 2017-07-07 Sold (Public Records) — Public Records
• 2017-07-06 Sold (MLS) — SOMO
• 2017-06-01 Listed $59,900 SOMO

Property tax history

+2.2%/yr

Latest (2025): $815 · +16.7% YoY. Source: county tax records.