909 W Glenwood St · Springfield, MO 65807

$149,900

3 bd · 2.0 ba · 1,330 sqft · SingleFamily public records · 1 Days on market

Built 1974 10,019 sqft lot Est $221k · 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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.1/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUGE living room, just perfect to host your Super Bowl watch party! Sellers to provide one year HSA home warranty. This home is located in a convenient location and is excellent for first time buyers, investors or someone looking for everything on one level. Features include beautiful wood laminate floors, a stunning rock wall around the wood-burning fireplace in the living room, 2 ensuite baths, new garage door opener and large fenced backyard. Close proximity to elementary school, grocery, hardware and Bass Pro. Priced to sell!

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1974

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Vinyl siding and stone exterior; Composition roof
• Exterior features: Patio; Wood and chain link fencing; Public-maintained asphalt road frontage on a city street; Shed(s)

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher; Disposal
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas, forced air); Central air conditioning; Ceiling fan(s)
• Interior features: Laminate counters; Wood-burning fireplace in the family room; Smoke detectors
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.2% 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: Mark Twain Elem. (math 27% / reading 37%, grade F, #761 of 1,115 statewide, top 72%, 323 students, 70% FRL); Jarrett Middle (math 19% / reading 40%, grade F, #291 of 391 statewide, top 76%, 445 students, 70% FRL); Parkview High (math 11% / reading 40%, grade F, #433 of 521 statewide, top 83%, 1,234 students, 62% FRL) — zoned schools average 67% FRL vs 46% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 249 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 34% of the median local income ($54k/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

• Only 1 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

• 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 $149,900

Questions for the listing agent

1. Built in 1974 — 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: 1.01% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.68%
• DSCR: 1.30
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $220,780
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2514 S Fort Ave	0.30mi	3/2.0	1,310 (-2%)	0mo	$199,000	$152	83
2550 S Fort Ave	0.32mi	3/2.0	1,310 (-2%)	0mo	$205,000	$156	82
2532 S Fort Ave	0.31mi	3/2.0	1,310 (-2%)	1mo	$205,000	$156	82
2546 S Fort Ave	0.32mi	3/2.0	1,310 (-2%)	1mo	$199,000	$152	82
2522 S Grant Ave	0.18mi	3/2.0	1,408 (+6%)	1mo	$235,000	$167	81
606 W Broadmoor St	0.28mi	3/1.5	1,225 (-8%)	1mo	$189,900	$155	71
2449 S Westwood Ave	0.58mi	3/1.5	1,332 (+0%)	2mo	$230,000	$173	69
2852 S Pinehurst Ave	0.53mi	3/2.0	1,436 (+8%)	1mo	$244,500	$170	62
1632 W Berkeley St	0.65mi	3/2.0	1,400 (+5%)	2mo	$229,000	$164	60
1010 W Cherokee St	0.60mi	3/2.0	1,177 (-12%)	2mo	$194,900	$166	51
2002 S Ferguson Ave	0.64mi	3/1.5	1,196 (-10%)	1mo	$205,000	$171	50
1326 W Lindberg St	0.60mi	3/2.0	1,515 (+14%)	0mo	$274,900	$181	49

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 · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.76×
• Total profit: $-10,030
• Equity at exit: $22,351

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $7,875
• Equity at exit: $12,961

Cash invested: $41,972 (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 65807

• Rents YoY: 2.6%
• Active inventory: 249
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,507 high
• Mortgage (P&I): −$786
• Tax from tax record: −$108 /mo · $1,297/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $234

Break-even live

Break-even rent $1,211

Max offer price $149,900

Occupancy floor 79%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
625 W Edgewood St Springfield, MO	2.0	1.5	1100	$1,050	$0.95	43d	1	0.22mi
611 W Sunset St Springfield, MO	2.0–3.0	2.0	1104	$1,954	$1.77	13d	5	0.31mi
428 W Broadmoor St Springfield, MO	4.0	2.0	1804	$1,850	$1.03	13d	1	0.36mi
2561 South Pl Unit B Springfield, MO	2.0	1.0	884	$850	$0.96	23d	1	0.59mi
1441 W Seminole St Springfield, MO	3.0	2.0	1218	$1,550	$1.27	43d	1	0.59mi
923 W Battlefield Rd Springfield, MO	1.0–2.0	1.0–2.0	910	$1,050	$1.15	44d	4	0.67mi
2752 S Meadowbrook Ave Springfield, MO	1.0–2.0	1.0–2.0	775	$1,115	$1.44	13d	1	0.69mi
2828 S Nettleton Ave Springfield, MO	1.0–3.0	1.0–2.0	962	$1,595	$1.66	13d	5	0.71mi
3025 S Sagamont Ave Springfield, MO	2.0	1.0–2.0	832	$1,345	$1.62	13d	9	0.74mi
2715 S Kimbrough Ave Springfield, MO	2.0	2.0	1640	$2,660	$1.62	13d	8	0.81mi
2521 S Holland Ave Springfield, MO	1.0–2.0	1.0–2.0	1034	$1,695	$1.64	43d	1	0.90mi
640 E Sunset St Springfield, MO	2.0	2.0	976	$1,695	$1.74	43d	1	0.94mi
2917 S Roanoke Ave Springfield, MO	3.0	2.0	1262	$1,700	$1.35	23d	1	0.96mi
2935 S Roanoke Ave Springfield, MO	3.0	2.0	1429	$1,150	$0.80	13d	1	0.98mi
813 E Morningside St Springfield, MO	3.0	1.0	1216	$1,395	$1.15	23d	1	1.04mi
932 E Sunset St Springfield, MO	2.0–3.0	2.0	1088	$1,895	$1.74	13d	3	1.14mi
245 E Erie St Unit 245 C Springfield, MO	2.0	2.5	1100	$995	$0.90	23d	1	1.15mi
265 E Erie St Unit 265 C Springfield, MO	2.0	2.5	1100	$995	$0.90	23d	1	1.16mi
256 E Erie St Unit 256 D Springfield, MO	2.0	2.5	1000	$995	$0.99	13d	1	1.18mi
3302 S Jefferson Ave Springfield, MO	3.0	2.0	1522	$1,595	$1.05	23d	1	1.28mi
2308 S Hampton Ave Springfield, MO	3.0	1.5	1440	$1,650	$1.15	43d	1	1.33mi
820 E Montclair St Springfield, MO	1.0–2.0	1.0–2.0	870	$1,100	$1.26	43d	1	1.37mi
1634 S Marion Ave Springfield, MO	3.0	1.0–2.0	845	$1,662	$1.97	13d	23	1.38mi
1918 S Kings Ave Springfield, MO	3.0	2.0	1520	$2,200	$1.45	43d	1	1.38mi
312 E Redwood St Springfield, MO	2.0	2.0	1117	$1,400	$1.25	23d	1	1.43mi
1625 S Marion Ave Springfield, MO	1.0–2.0	1.0–2.0	900	$1,321	$1.47	13d	5	1.49mi
634 E Walnut Lawn St Springfield, MO	1.0–2.0	1.0–2.0	841	$1,495	$1.78	13d	7	1.50mi

Listing history 2 events

1. 2026-06-14
   remarks 699-char remark
2. 2026-06-14
   listed $149,900 Pending 1 DOM

ⓘ 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: $1,297 · $108/mo
• Projected year-2 tax: $1,454 · $121/mo
• Expected delta: +$157/yr (+$13/mo · 12.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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: $18,082
• − Mortgage interest: −$8,397
• − Property taxes: −$1,297
• − Insurance: −$750
• − Repairs & maintenance: −$1,447
• − Management: −$1,447
• − Depreciation: −$4,361
• Taxable income: $385
• Est. tax owed @ 24.0%: −$92
• After-tax cash flow: $2,713/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): 56,659
• Household income: $53,870
• Rent vs Own: 55.5% rent · 44.5% own
• Severe rent burden: 3420.0

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 7% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 1% Arabic 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: ▼ -205.97%
• Current HPI: 210.4358
• Rent YoY: ▲ 2.60%
• 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

+53.0% since first listed

8 events — show timeline

• 2026-06-12 Pending — SOMO
• 2026-06-10 Listed $149,900 SOMO
• 2018-02-05 Sold (Public Records) — Public Records
• 2018-01-31 Sold (MLS) — SOMO
• 2017-10-26 Listed $98,000 SOMO
• 2009-12-17 Sold (Public Records) — Public Records
• 2007-01-12 Sold (Public Records) — Public Records
• 2005-06-14 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,297 · +5.9% YoY. Source: county tax records.