2301 N Franklin Ave · Springfield, MO 65803

$150,000

3 bd · 2.0 ba · 1,952 sqft · SingleFamily public records · 38 Days on market

Built 1967 8,712 sqft lot $77/sqft · 14% below area Est $175k · 14% 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 +20.0/30.0
• ARV discount +13.9/15.0
• DSCR +6.4/10.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity in north Springfield with convenient access to I-44, shopping, dining, and local amenities. This home offers strong rental or value-add potential with a functional layout and long-term upside for investors or owner-occupants looking for an affordable property with potential. Sold as-is.

Key facts

• North springfield
• Convenient access
• Functional layout

Tags

• NORTH SPRINGFIELD
• CONVENIENT ACCESS
• STRONG RENTAL POTENTIAL
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Other: Tax annual amount listed (not included per instructions)
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA details provided

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Year built not provided; Construction materials not provided; Roof/foundation details not provided
• Exterior features: 0.2-acre lot; Subdivision: Greene-Not in List; Directions: From Kearney and Franklin head south on Franklin. House will be on left (west) side of road.

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Not specified
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating (type listed as Other); No cooling
• Interior features: One-level living
• Laundry & utility: No laundry details provided

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 $185 ($2k/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 $140k (6.5% below list).
• Recommended offer: $140k (6.5% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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: 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; 1,302 units permitted in Greene County in 2024 (250 in 5+ unit buildings).
• This rent runs 33% of the median local income ($51k/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

• It's been on market 38 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $140,261 (6.5% below list)

Questions for the listing agent

1. It's been on market 38 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 1967 — 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: 0.94% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.28%
• DSCR: 1.24
• GRM: 8.9

CMA / ARV

• ARV (median comp): $175,012
• List price: $150,000
• Delta: -14.29%
• 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
2444 N Franklin Ave	0.21mi	3/2.0	1,979 (+1%)	8mo	$185,000	$93	82
2223 N Nettleton Ave	0.36mi	4/2.0 (+1)	1,922 (-2%)	10mo	$198,000	$103	67
1874 N Main Ave	0.67mi	4/2.0 (+1)	1,982 (+2%)	1mo	$199,900	$101	60
2645 N Fort Ave	0.48mi	3/2.0	2,112 (+8%)	5mo	$210,000	$99	60
1896 N Douglas Ave	0.54mi	4/2.0 (+1)	1,825 (-6%)	1mo	$209,000	$115	58
2633 N Fort Ave	0.46mi	3/2.0	2,112 (+8%)	9mo	$210,000	$99	57
2639 N Fort Ave	0.47mi	3/2.0	2,112 (+8%)	12mo	$215,000	$102	54
2054 N Campbell Ave	0.66mi	4/2.5 (+1)	2,100 (+8%)	4mo	$199,900	$95	46
1871 N Douglas Ave	0.56mi	3/2.0	1,738 (-11%)	11mo	$219,500	$126	46
1885 N Lyon Ave	0.69mi	3/2.0	1,791 (-8%)	9mo	$115,000	$64	46
1923 N Campbell Ave	0.70mi	4/2.0 (+1)	2,112 (+8%)	9mo	$238,777	$113	41
818 W Woodridge St	0.61mi	4/2.0 (+1)	1,698 (-13%)	13mo	$189,900	$112	34

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-10,803
• Equity at exit: $22,365

10-year hold

• IRR: 4.1%
• Equity multiple: 1.31×
• Total profit: $13,020
• Equity at exit: $12,969

Cash invested: $42,000 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,403 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$74 /mo · $888/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $185

Break-even live

Break-even rent $1,168

Max offer price $150,000

Occupancy floor 82%

Sensitivity live

Price	-10% $270	-5% $227	+0% $185	+5% $143	+10% $100
Rent	-10% $74	-5% $130	+0% $185	+5% $240	+10% $296
Rate	-1.0pp $261	-0.5pp $223	base $185	+0.5pp $146	+1.0pp $107

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $150,000 Active 38 DOM
2. 2026-06-18
   days on market $150,000 Active 35 DOM
3. 2026-06-17
   days on market $150,000 Active 34 DOM
4. 2026-06-16
   days on market $150,000 Active 33 DOM
5. 2026-06-15
   days on market $150,000 Active 32 DOM
6. 2026-06-14
   days on market $150,000 Active 30 DOM
7. 2026-06-10
   days on market $150,000 Active 27 DOM
8. 2026-06-09
   days on market $150,000 Active 26 DOM
9. 2026-06-08
   days on market $150,000 Active 25 DOM
10. 2026-06-07
    days on market $150,000 Active 24 DOM
11. 2026-06-03
    days on market $150,000 Active 20 DOM
12. 2026-06-02
    days on market $150,000 Active 19 DOM
13. 2026-06-01
    days on market $150,000 Active 18 DOM
14. 2026-05-31
    days on market $150,000 Active 17 DOM
15. 2026-05-30
    days on market $150,000 Active 16 DOM
16. 2026-05-14
    listed $150,000 Active 316-char remark
17. 2019-03-15
    soldstatus $355,524
18. 2017-01-17
    listed $75,000
19. 2016-01-19
    listed $88,423

ⓘ 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: $888 · $74/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$567/yr (+$47/mo · 63.9%)

ⓘ 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 · 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: $16,831
• − Mortgage interest: −$8,402
• − Property taxes: −$888
• − Insurance: −$750
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$4,364
• Taxable loss: −$265
• Est. tax savings @ 24.0%: +$64
• After-tax cash flow: $2,283/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

+69.6% since first listed

4 events — show timeline

• 2026-05-14 Listed $150,000 SOMO
• 2019-03-15 Sold (Public Records) $355,524 Public Records
• 2017-01-17 Listed $75,000 SOMO
• 2016-01-19 Listed $88,423 SOMO

Property tax history

+2.3%/yr

Latest (2025): $888 · +14.8% YoY. Source: county tax records.