4903 S Glenn Ave · Springfield, MO 65810

$269,900

3 bd · 2.0 ba · 1,591 sqft · SingleFamily public records · 19 Days on market

Built 1986 0.54 ac lot $170/sqft · 34% below area Est $410k · 34% 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 +15.6/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Schools +3.2/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Complete Remodel with clean lines and lots of up-scale! New granite in kitchen and bath, new stainless appliances and all sell with the home. New titled step-in shower, new paint, new carpet, new cabinets, new tile, new gutters & down spouts, new energy efficient windows. Even the AC compressor is new. Every bedroom has a large closet! Hot tub also sells with the home. Don''t miss this is on a very large lot!

Key facts

• 54 acre lot
• Home security system
• Newer garage door

Tags

• KICKAPOO HIGH SCHOOL DISTRICT
• 54 ACRE LOT
• ROOF LESS THAN TWO YEARS OLD
• HOME SECURITY SYSTEM
• NEWER HARDWOOD FLOORS
• NEWER GARAGE DOOR

Property features AI

Exterior

• Parking: Attached garage facing front; 2-car garage
• Security: Security system
• Utilities: Public water; Septic tank
• Home design: Single family residence; One level
• Construction: Frame construction; Composition roof; Built area above grade: 1,591
• Exterior features: Patio; Privacy fencing; Shed(s)

Interior

• Kitchen: Electric oven; Free-standing electric oven; Microwave; Refrigerator; Granite counters
• Bedrooms: Bedrooms not specified
• Flooring: Carpet; Tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating; Forced-air heating
• Interior features: Granite counters; Insulated double-pane windows; Fireplace in the living room; Water purifier
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/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 $222k (17.7% below list).
• Recommended offer: $222k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Cherokee Middle (math 50% / reading 62%, grade B-, #40 of 391 statewide, top 10%, 758 students, 27% FRL); Kickapoo High (math 39% / reading 66%, grade C-, #89 of 521 statewide, top 17%, 1,881 students, 26% FRL) — zoned schools average 27% FRL vs 46% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 54% at this address vs 39% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Springfield R-XII average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.5%/yr); 250 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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 19 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,076 (17.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 6.79%
• Cash-on-cash: 1.78%
• DSCR: 1.08
• GRM: 10.1

CMA / ARV

• ARV (median comp): $410,288
• List price: $269,900
• Delta: -34.22%
• 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
3031 W Marty St	0.20mi	3/2.0	1,710 (+8%)	8mo	$379,995	$222	72
5114 S Forest Ct	0.59mi	3/2.0	1,640 (+3%)	1mo	$324,900	$198	67
2398 W Allen Dr	0.57mi	3/2.5	1,575 (-1%)	5mo	$284,900	$181	65
3005 W Teton Dr	0.17mi	3/2.0	1,825 (+15%)	6mo	$399,995	$219	62
4932 S Aaron Ave	0.25mi	3/2.0	1,815 (+14%)	5mo	$419,900	$231	61
3119 W Melbourne St	0.73mi	3/2.0	1,520 (-4%)	5mo	$299,900	$197	54
2764 W Vincent St	0.40mi	4/2.5 (+1)	1,756 (+10%)	4mo	$245,600	$140	53
2672 W Village Ter	0.52mi	3/2.0	1,370 (-14%)	2mo	$229,900	$168	51
3045 W Darby St	0.57mi	3/2.0	1,368 (-14%)	2mo	$230,000	$168	48
3004 W Knob Hill St	0.75mi	3/2.0	1,486 (-7%)	7mo	$215,000	$145	48
2759 W Buena Vista St	0.56mi	4/2.0 (+1)	1,774 (+12%)	2mo	$234,900	$132	48
4941 S James Ave	0.54mi	3/2.0	1,372 (-14%)	6mo	$224,900	$164	47

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 · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.50×
• Total profit: $-37,726
• Equity at exit: $40,243

10-year hold

• IRR: -5.9%
• Equity multiple: 0.63×
• Total profit: $-28,304
• Equity at exit: $23,336

Cash invested: $75,572 (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 65810

• Home prices YoY: -28.8%
• Rents YoY: 2.5%
• Active inventory: 250
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,221 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$114 /mo · $1,370/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $112

Break-even live

Break-even rent $2,078

Max offer price $269,900

Occupancy floor 90%

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2556 W Cardinal St Springfield, MO	4.0	2.0	2009	$2,295	$1.14	13d	1	0.72mi
2183 W Arlington St Springfield, MO	3.0	2.0	1850	$1,995	$1.08	23d	1	0.79mi
5773 Trailside Cir W Springfield, MO	2.0–3.0	2.0–2.5	1688	$3,195	$1.89	13d	4	1.23mi
4159 S El Salvador Ave Springfield, MO	2.0	2.0	1129	$1,095	$0.97	13d	1	1.28mi

Listing history 8 events

1. 2026-05-18
   status Pending 710-char remark
2. 2026-04-29
   listed $269,900 Active 710-char remark
3. 2014-05-23
   soldstatus
4. 2014-05-21
   soldstatus 418-char remark

   Show marketing remark (418 chars)

   Complete Remodel with clean lines and lots of up-scale! New granite in kitchen and bath, new stainless appliances and all sell with the home. New titled step-in shower, new paint, new carpet, new cabinets, new tile, new gutters & down spouts, new energy efficient windows. Even the AC compressor is new. Every bedroom has a large closet! Hot tub also sells with the home. Don''t miss this is on a very large lot!

5. 2014-01-20
   listed $142,400 418-char remark

   Show marketing remark (418 chars)

   Complete Remodel with clean lines and lots of up-scale! New granite in kitchen and bath, new stainless appliances and all sell with the home. New titled step-in shower, new paint, new carpet, new cabinets, new tile, new gutters & down spouts, new energy efficient windows. Even the AC compressor is new. Every bedroom has a large closet! Hot tub also sells with the home. Don''t miss this is on a very large lot!

6. 2013-04-03
   soldstatus
7. 2005-08-10
   soldstatus
8. 2001-07-17
   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: $1,370 · $114/mo
• Projected year-2 tax: $2,618 · $218/mo
• Expected delta: +$1,248/yr (+$104/mo · 91.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,649
• − Mortgage interest: −$15,119
• − Property taxes: −$1,370
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,132
• − Management: −$2,132
• − Depreciation: −$7,852
• Taxable loss: −$3,305
• Est. tax savings @ 24.0%: +$793
• After-tax cash flow: $2,142/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

• County: Greene County · 244,327 people
• City population: 223,044
• Metro: Springfield, MO
• Population (ZIP): 22,137
• Household income: $95,160
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 437.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 3% Asian 3% Black 2%
• Common ancestry: Italian 4% Lithuanian 3% Portuguese 3%
• Foreign-born: 4% · Vietnam, China, Canada
• Languages at home: 95% English-only · Other Indo-European 1% Spanish 1% Chinese 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: ▼ -78.67%
• Current HPI: 194.8736
• Rent YoY: ▲ 2.53%
• 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

+89.5% since first listed

9 events — show timeline

• 2026-06-18 Sold (MLS) — SOMO
• 2026-05-18 Pending — SOMO
• 2026-04-29 Listed $269,900 SOMO
• 2014-05-23 Sold (Public Records) — Public Records
• 2014-05-21 Sold (MLS) — SOMO
• 2014-01-20 Listed $142,400 SOMO
• 2013-04-03 Sold (Public Records) — Public Records
• 2005-08-10 Sold (Public Records) — Public Records
• 2001-07-17 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,370 · +8.6% YoY. Source: county tax records.