1400 W Catalpa St · Springfield, MO 65807

$79,900

2 bd · 1.0 ba · 732 sqft · SingleFamily public records · 71 Days on market

Built 1957 7,841 sqft lot $109/sqft · 29% below area Est $112k · 29% 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 +7.6/10.0
• 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

Great area near Fastnight farms. Easy access to Kansas expressway. Nice quite neighborhood

Key facts

• 7,841 sq ft lot
• Garage
• Built 1957

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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.
• Market conditions: Rents rising (+2.6%/yr); 249 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $552 of loan paydown is wiped out by about $2k 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 + 2.6% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.26% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.44%
• DSCR: 1.73
• GRM: 6.6

CMA / ARV

• ARV (median comp): $112,094
• List price: $79,900
• Delta: -28.72%
• 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
1121 S Fort Ave	0.11mi	2/1.0	741 (+1%)	4mo	$67,000	$90	90
1055 S New Ave	0.28mi	2/1.0	724 (-1%)	5mo	$149,900	$207	81
1012 S Fort Ave	0.27mi	2/1.0	768 (+5%)	1mo	$105,000	$137	79
1241 S Ferguson Ave	0.17mi	2/1.0	672 (-8%)	1mo	$70,000	$104	78
1310 W State St	0.64mi	2/1.0	728 (-0%)	3mo	$114,900	$158	66
942 S Nettleton Ave	0.31mi	2/2.0	816 (+12%)	0mo	$122,900	$151	62
1352 S Fort Ave	0.22mi	3/1.0 (+1)	824 (+13%)	6mo	$110,000	$133	59
906 S Kansas Ave	0.40mi	2/1.0	660 (-10%)	10mo	$69,900	$106	57
1068 S Broadway Ave	0.39mi	2/1.0	821 (+12%)	7mo	$139,900	$170	56
1530 W Lombard St	0.40mi	2/1.0	840 (+15%)	1mo	$145,000	$173	56
657 S Newton Ave	0.66mi	2/1.0	624 (-15%)	6mo	$109,900	$176	39
518 W Catalpa St	0.73mi	2/1.0	816 (+12%)	10mo	$140,000	$172	39

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: 7.1%
• Equity multiple: 1.27×
• Total profit: $6,150
• Equity at exit: $11,913

10-year hold

• IRR: 16.0%
• Equity multiple: 2.29×
• Total profit: $28,757
• Equity at exit: $6,908

Cash invested: $22,372 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,008 high
• Mortgage (P&I): −$419
• Tax from tax record: −$37 /mo · $450/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $307

Break-even live

Break-even rent $620

Max offer price $79,900

Occupancy floor 65%

Sensitivity live

Price	-10% $352	-5% $329	+0% $307	+5% $284	+10% $261
Rent	-10% $227	-5% $267	+0% $307	+5% $346	+10% $386
Rate	-1.0pp $347	-0.5pp $327	base $307	+0.5pp $286	+1.0pp $265

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
810 W Catalpa St Apt 316 Springfield, MO	1.0	1.0	581	$551	$0.95	24d	1	0.39mi
1634 S Marion Ave Springfield, MO	3.0	1.0–2.0	845	$1,404	$1.66	14d	23	0.73mi
1017 W Washita St Unit 2 Springfield, MO	1.0	1.0	585	$825	$1.41	14d	1	0.85mi
901 South Ave Springfield, MO	2.0–3.0	1.0–2.0	695	$825	$1.19	45d	1	1.00mi
1911 W Elm St Springfield, MO	2.0	1.0	580	$875	$1.51	45d	1	1.03mi
806 South Ave Springfield, MO	1.0	1.0	670	$1,085	$1.62	14d	3	1.09mi
755 South Ave Unit 2 Springfield, MO	1.0	1.0	600	$850	$1.42	24d	1	1.09mi
301 W State St Unit D Springfield, MO	1.0	1.0	570	$875	$1.54	24d	1	1.13mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	14d	1	1.18mi
745 S Jefferson Ave Unit 6 Springfield, MO	1.0	1.0	500	$850	$1.70	45d	1	1.19mi
745 S Jefferson Ave Unit 1 Springfield, MO	1.0	1.0	410	$795	$1.94	24d	1	1.19mi
733 W College St Springfield, MO	1.0	1.0	700	$750	$1.07	14d	1	1.21mi
305 S Campbell Ave Unit 208 Springfield, MO	1.0	1.0	649	$975	$1.50	14d	1	1.34mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	14d	4	1.39mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	24d	5	1.39mi
209 W McDaniel St Unit 209-207 Springfield, MO	1.0	1.0	700	$950	$1.36	45d	1	1.42mi
520 S Scenic Ave Unit 101-A Springfield, MO	1.0	1.0	550	$650	$1.18	45d	1	1.44mi
511 E Cherry St Unit 2 Springfield, MO	1.0	1.0	700	$850	$1.21	45d	1	1.45mi
511 E Cherry St Unit 8 Springfield, MO	1.0	1.0	500	$775	$1.55	14d	1	1.45mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	14d	8	1.47mi

Listing history 15 events

1. 2026-06-18
   days on market $79,900 Active 71 DOM
2. 2026-06-17
   days on market $79,900 Active 70 DOM
3. 2026-06-16
   days on market $79,900 Active 69 DOM
4. 2026-06-15
   days on market $79,900 Active 68 DOM
5. 2026-06-14
   days on market $79,900 Active 66 DOM
6. 2026-06-10
   days on market $79,900 Active 63 DOM
7. 2026-06-09
   days on market $79,900 Active 62 DOM
8. 2026-06-08
   days on market $79,900 Active 61 DOM
9. 2026-06-07
   days on market $79,900 Active 60 DOM
10. 2026-06-03
    days on market $79,900 Active 56 DOM
11. 2026-06-02
    days on market $79,900 Active 55 DOM
12. 2026-06-01
    days on market $79,900 Active 54 DOM
13. 2026-05-31
    days on market $79,900 Active 53 DOM
14. 2026-05-30
    days on market $79,900 Active 52 DOM
15. 2026-04-09
    listed $79,900 Active 90-char remark

    Show marketing remark (90 chars)

    Great area near Fastnight farms. Easy access to Kansas expressway. Nice quite neighborhood

ⓘ 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: $450 · $37/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$325/yr (+$27/mo · 72.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,096
• − Mortgage interest: −$4,476
• − Property taxes: −$450
• − Insurance: −$400
• − Repairs & maintenance: −$968
• − Management: −$968
• − Depreciation: −$2,324
• Taxable income: $2,511
• Est. tax owed @ 24.0%: −$603
• After-tax cash flow: $3,076/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

1 event — show timeline

• 2026-04-09 Listed $79,900 SOMO

Property tax history

+2.7%/yr

Latest (2025): $450 · +22.9% YoY. Source: county tax records.