1130 N Clay Ave · Springfield, MO 65802

$120,000

2 bd · 1.0 ba · 930 sqft · SingleFamily public records · 35 Days on market

Built 1922 8,712 sqft lot $129/sqft · 16% below area Est $142k · 16% under ↓ 4% since listing

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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 +16.9/30.0
• ARV discount +14.6/15.0
• DSCR +5.2/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• 1% rule +3.6/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Solid income-producing -- this home is an excellent opportunity for investors! With curb appeal, this property offers the kind of long-term value buyers are looking for. Currently tenant-occupied at $1,167 per month through 02/28/2027, providing immediate rental income from day one. The appealing exterior, established tenancy, and dependable rental history make this property a great addition to an investment portfolio. Whether you are expanding your holdings or purchasing your first rental property, this home offers strong investment potential with a lease already in place.

Key facts

• Established tenancy
• Tenant occupied
• 8,712 sq ft lot

Tags

• TENANT OCCUPIED
• IMMEDIATE RENTAL INCOME
• ESTABLISHED TENANCY
• DEPENDABLE RENTAL HISTORY
• STRONG INVESTMENT POTENTIAL
• LEASE ALREADY IN PLACE

Property features AI

Finance

• Other: Square footage: 930 above-grade finished area
• Financial info: Tax information provided separately
• 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; Residential property; One story
• Construction: Construction details not specified
• Exterior features: Approximately 0.2-acre lot; Subdivision: Merriman's

Interior

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

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $78 ($938/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 $104k (13.6% below list).
• Recommended offer: $104k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL) — zoned schools at 51% FRL track the district average.
• Zoned-school proficiency averages 52% at this address vs 39% district-wide (+13 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 fast (+4.8%/yr); 512 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 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

• It's been on market 35 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 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 1922 — 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 $103,698 (13.6% 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 14% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — 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: 0.86% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.79%
• DSCR: 1.12
• GRM: 9.6

CMA / ARV

• ARV (median comp): $142,343
• List price: $120,000
• Delta: -15.70%
• 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
1464 N Clay Ave	0.34mi	2/1.0	968 (+4%)	5mo	$145,000	$150	73
1129 N Rogers Ave	0.53mi	1/1.0 (-1)	930 (0%)	1mo	$94,900	$102	70
1133 N Prospect Ave	0.45mi	2/1.0	972 (+4%)	4mo	$140,000	$144	68
1342 N Clay Ave	0.18mi	2/1.0	1,032 (+11%)	8mo	$225,000	$218	67
1414 N Sherman Ave	0.26mi	2/1.0	806 (-13%)	6mo	$85,000	$105	61
1033 E Locust St	0.52mi	2/1.0	839 (-10%)	8mo	$107,900	$129	53
1078 E Blaine St	0.66mi	2/1.0	841 (-10%)	3mo	$109,900	$131	50
1341 N Fremont Ave	0.66mi	3/2.0 (+1)	984 (+6%)	1mo	$121,800	$124	50
1601 N Rogers Ave	0.70mi	2/1.0	840 (-10%)	3mo	$129,900	$155	49
1201 N Fremont Ave	0.62mi	3/1.0 (+1)	1,016 (+9%)	8mo	$120,000	$118	44
531 W Webster St	0.74mi	3/2.0 (+1)	1,020 (+10%)	2mo	$169,000	$166	38
1077 E Blaine St	0.69mi	2/2.0	1,060 (+14%)	4mo	$149,000	$141	37

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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.63×
• Total profit: $-12,573
• Equity at exit: $17,892

10-year hold

• IRR: 1.4%
• Equity multiple: 1.11×
• Total profit: $3,537
• Equity at exit: $10,375

Cash invested: $33,600 (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 65802

• Home prices YoY: -31.9%
• Rents YoY: 4.8%
• Active inventory: 512
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,037 high
• Mortgage (P&I): −$629
• Tax from tax record: −$62 /mo · $741/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $78

Break-even live

Break-even rent $938

Max offer price $120,000

Occupancy floor 87%

Sensitivity live

Price	-10% $146	-5% $112	+0% $78	+5% $44	+10% $10
Rent	-10% $-4	-5% $37	+0% $78	+5% $119	+10% $160
Rate	-1.0pp $139	-0.5pp $109	base $78	+0.5pp $47	+1.0pp $15

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1306 N Frisco Ave Apt A Springfield, MO	2.0	1.5–2.0	970	$995	$1.03	14d	19	0.23mi
1409 N Washington Ave Springfield, MO	2.0	1.0	839	$1,405	$1.67	14d	2	0.31mi
716 E Locust St Unit A Springfield, MO	2.0	1.0	915	$850	$0.93	24d	1	0.43mi
1112 E Locust St Springfield, MO	2.0	1.0	840	$945	$1.12	24d	1	0.53mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	44d	1	0.62mi
1623 N Jefferson Ave Unit B Springfield, MO	1.0	1.0	750	$950	$1.27	44d	1	0.64mi
1636 N National Ave Springfield, MO	3.0	1.5	1000	$995	$0.99	44d	1	0.64mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	22d	1	0.83mi
1529 N Weller Ave Springfield, MO	2.0	1.0	870	$995	$1.14	24d	1	0.84mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	44d	1	0.85mi
805 E Garfield St Springfield, MO	2.0	1.0	950	$950	$1.00	14d	1	0.89mi
603 W Division St Springfield, MO	2.0	1.0	816	$995	$1.22	14d	1	0.90mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	24d	1	0.91mi
2034 N Washington Ave Springfield, MO	2.0	1.0	800	$875	$1.09	44d	1	0.94mi
815 N Grant Ave Unit A Springfield, MO	2.0	1.0	801	$625	$0.78	44d	1	0.97mi
1501 E Blaine St Springfield, MO	2.0	1.0	958	$695	$0.73	24d	1	0.98mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	14d	8	1.00mi
926 E Walnut St Unit 11 Springfield, MO	2.0	2.0	990	$1,075	$1.09	44d	1	1.01mi
309 S Jefferson Ave Unit 211 Springfield, MO	2.0	2.0	762	$767	$1.01	44d	1	1.02mi
1138 E Walnut St Unit 3 Springfield, MO	2.0	1.0	600	$940	$1.57	44d	1	1.06mi
209 W McDaniel St Unit 209-207 Springfield, MO	1.0	1.0	700	$950	$1.36	44d	1	1.06mi
407 E Dale St Apt B Springfield, MO	2.0	1.0	720	$795	$1.10	14d	1	1.06mi
937 E Elm St Unit 07 Springfield, MO	2.0	1.0	893	$1,025	$1.15	44d	1	1.06mi
945 E Elm St Unit 07 Springfield, MO	1.0	1.0	759	$875	$1.15	44d	1	1.06mi
813 W Poplar St Unit 813 Springfield, MO	2.0	1.0	560	$795	$1.42	14d	1	1.07mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	24d	5	1.09mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	14d	4	1.09mi
1147 E Elm St Unit 3 Springfield, MO	2.0	1.0	780	$975	$1.25	14d	1	1.10mi
2054 N Rogers Ave Springfield, MO	2.0	1.0	888	$925	$1.04	14d	1	1.12mi
305 S Campbell Ave Unit 208 Springfield, MO	1.0	1.0	649	$975	$1.50	14d	1	1.13mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	22d	5	1.16mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	24d	5	1.16mi
511 E Cherry St Unit 2 Springfield, MO	1.0	1.0	700	$850	$1.21	44d	1	1.19mi
2234 N Travis Ave Springfield, MO	1.0	1.0	890	$750	$0.84	44d	1	1.19mi
1333 E Elm St Springfield, MO	1.0–2.0	1.0	830	$980	$1.18	44d	1	1.20mi
430 W Pershing St Springfield, MO	2.0	2.0	765	$1,195	$1.56	14d	1	1.21mi
535 W Walnut St Springfield, MO	2.0	2.0	1096	$1,495	$1.36	44d	1	1.23mi
1710 E Commercial St Unit B Springfield, MO	2.0	1.0	950	$775	$0.82	44d	1	1.23mi
1435 E Elm St Springfield, MO	2.0	1.0	702	$995	$1.42	24d	1	1.27mi
1210 E Cherry St Springfield, MO	2.0	2.0	750	$800	$1.07	44d	1	1.27mi

Listing history 20 events

1. 2026-06-18
   days on market $120,000 Active 35 DOM
2. 2026-06-17
   days on market $120,000 Active 34 DOM
3. 2026-06-16
   days on market $120,000 Active 33 DOM
4. 2026-06-15
   days on market $120,000 Active 32 DOM
5. 2026-06-14
   days on market $120,000 Active 30 DOM
6. 2026-06-10
   days on market $120,000 Active 27 DOM
7. 2026-06-09
   days on market $120,000 Active 26 DOM
8. 2026-06-08
   days on market $120,000 Active 25 DOM
9. 2026-06-07
   days on market $120,000 Active 24 DOM
10. 2026-06-03
    days on market $120,000 Active 20 DOM
11. 2026-06-02
    days on market $120,000 Active 19 DOM
12. 2026-06-01
    days on market $120,000 Active 18 DOM
13. 2026-05-31
    days on market $120,000 Active 17 DOM
14. 2026-05-30
    days on market $120,000 Active 16 DOM
15. 2026-05-14
    listed $120,000 Active 581-char remark
16. 2020-07-12
    listed $130,000
17. 2017-07-20
    listed $124,900
18. 2016-06-28
    soldstatus
19. 2013-03-04
    soldstatus
20. 2006-03-17
    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: $741 · $62/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$423/yr (+$35/mo · 57.0%)

ⓘ 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: $12,444
• − Mortgage interest: −$6,722
• − Property taxes: −$741
• − Insurance: −$600
• − Repairs & maintenance: −$996
• − Management: −$996
• − Depreciation: −$3,491
• Taxable loss: −$1,101
• Est. tax savings @ 24.0%: +$264
• After-tax cash flow: $1,202/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): 46,739
• Household income: $55,019
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 1818.0

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 5% Black 4% Asian 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 2% Vietnamese 1% Other Indo-European 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: ▼ -99.72%
• Current HPI: 212.9826
• Rent YoY: ▲ 4.82%
• 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

-3.9% since first listed

6 events — show timeline

• 2026-05-14 Listed $120,000 SOMO
• 2020-07-12 Listed $130,000 SOMO
• 2017-07-20 Listed $124,900 SOMO
• 2016-06-28 Sold (Public Records) — Public Records
• 2013-03-04 Sold (Public Records) — Public Records
• 2006-03-17 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $741 · +6.6% YoY. Source: county tax records.