1117 W State St · Springfield, MO 65806

$99,900

2 bd · 1.0 ba · 889 sqft · SingleFamily public records · 42 Days on market

Built 1916 5,227 sqft lot $112/sqft · 16% below area Est $119k · 16% 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 +22.7/30.0
• ARV discount +14.6/15.0
• DSCR +7.3/10.0
• 1% rule +4.8/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Home has been a great rental for the last few years. Bring your investors.

Key facts

• 5,227 sq ft lot
• Built 1916
• Listed 42 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Composition roof
• Exterior features: Covered patio/porch; Has a view

Interior

• Kitchen: Gas oven; Free-standing gas oven; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central heating; Central air conditioning
• Interior features: Gas oven; Free-standing gas oven; Refrigerator; Gas water heater
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $171 ($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 $98k (1.8% below list).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: Mcgregor Elem. (math 12% / reading 17%, grade F, #993 of 1,115 statewide, top 90%, 271 students, 90% FRL); Parkview High (math 11% / reading 40%, grade F, #433 of 521 statewide, top 83%, 1,234 students, 62% FRL) — zoned schools average 76% FRL vs 46% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 39% district-wide (-19 pts) — the specific schools serving this property underperform the Springfield R-XII average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.2%/yr); 86 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,302 units permitted in Greene County in 2024 (250 in 5+ unit buildings).
• This rent runs 42% of the median local income ($28k/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 $691 of loan paydown is wiped out by about $3k 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 42 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 1916 — expect roof / HVAC / electrical / plumbing capex.
• 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 $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — 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: 0.98% ✗
• Cap rate: 8.35%
• Cash-on-cash: 7.34%
• DSCR: 1.33
• GRM: 8.5

CMA / ARV

• ARV (median comp): $118,646
• List price: $99,900
• Delta: -15.80%
• 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
735 S Missouri Ave	0.25mi	2/1.0	904 (+2%)	0mo	$140,000	$155	85
1530 W Lombard St	0.41mi	2/1.0	840 (-6%)	1mo	$145,000	$173	70
925 W Mount Vernon St	0.24mi	2/1.0	990 (+11%)	6mo	$129,900	$131	65
942 S Market Ave	0.66mi	2/1.0	884 (-1%)	6mo	$139,000	$157	63
942 S Nettleton Ave	0.42mi	2/2.0	816 (-8%)	0mo	$122,900	$151	62
1139 S Fort Ave	0.63mi	3/1.0 (+1)	890 (+0%)	5mo	$218,000	$245	62
920 S Douglas Ave	0.47mi	3/1.0 (+1)	956 (+8%)	1mo	$139,900	$146	59
864 S Main Ave	0.55mi	2/1.0	968 (+9%)	1mo	$182,000	$188	58
1012 S Fort Ave	0.42mi	2/1.0	768 (-14%)	1mo	$105,000	$137	57
1068 S Broadway Ave	0.55mi	2/1.0	821 (-8%)	7mo	$139,900	$170	56
1206 W Elm St	0.21mi	3/2.0 (+1)	1,020 (+15%)	6mo	$115,000	$113	51
936 S Douglas Ave	0.49mi	3/1.5 (+1)	1,000 (+12%)	2mo	$89,000	$89	48

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 · 4.17% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-4,157
• Equity at exit: $14,895

10-year hold

• IRR: 6.9%
• Equity multiple: 1.54×
• Total profit: $15,172
• Equity at exit: $8,638

Cash invested: $27,972 (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 65806

• Home prices YoY: -11.7%
• Rents YoY: 4.2%
• Active inventory: 86
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $981 high
• Mortgage (P&I): −$524
• Tax from tax record: −$38 /mo · $460/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $171

Break-even live

Break-even rent $764

Max offer price $99,900

Occupancy floor 78%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
627 S Fort Ave Springfield, MO	2.0	1.0	880	$895	$1.02	23d	1	0.12mi
1036 W Monroe Ter Springfield, MO	2.0	1.0	812	$795	$0.98	23d	1	0.14mi
930 W Harrison St Springfield, MO	3.0	2.0	1046	$1,150	$1.10	13d	1	0.17mi
513 S Broadway Ave Springfield, MO	2.0	1.0	800	$855	$1.07	43d	1	0.21mi
1200 W Walnut St Springfield, MO	2.0	2.0	1000	$995	$0.99	13d	3	0.26mi
865 S Douglas Ave Springfield, MO	2.0	2.0	850	$895	$1.05	13d	4	0.39mi
847 S Grant Ave Springfield, MO	2.0	1.0	1080	$815	$0.75	43d	1	0.45mi
733 W College St Springfield, MO	1.0	1.0	700	$750	$1.07	13d	1	0.51mi
535 W Walnut St Springfield, MO	2.0	2.0	1096	$1,495	$1.36	43d	1	0.60mi
505 W Grand St Springfield, MO	1.0–2.0	1.0–2.0	996	$1,395	$1.40	13d	1	0.63mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	21d	5	0.68mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	23d	5	0.68mi
1911 W Elm St Springfield, MO	2.0	1.0	580	$875	$1.51	43d	1	0.68mi
433 W Grand St Unit C Springfield, MO	2.0	1.0	1023	$1,295	$1.27	43d	1	0.68mi
430 W Pershing St Springfield, MO	2.0	2.0	765	$1,195	$1.56	13d	1	0.69mi
1044 S Main Ave Springfield, MO	2.0	1.0	1089	$1,050	$0.96	43d	1	0.69mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	13d	1	0.69mi
301 W State St Unit D Springfield, MO	1.0	1.0	570	$875	$1.54	23d	1	0.69mi
810 W Catalpa St Apt 302 Springfield, MO	2.0	1.0	806	$664	$0.82	23d	1	0.70mi
810 W Catalpa St Apt 316 Springfield, MO	1.0	1.0	581	$551	$0.95	23d	1	0.70mi
305 S Campbell Ave Unit 208 Springfield, MO	1.0	1.0	649	$975	$1.50	13d	1	0.72mi
1112 S Grant Ave Springfield, MO	1.0	1.0	800	$1,095	$1.37	43d	1	0.72mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	13d	4	0.73mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	23d	5	0.73mi
741 South Ave Unit 5 Springfield, MO	1.0	1.0	950	$750	$0.79	43d	1	0.74mi
755 South Ave Unit 2 Springfield, MO	1.0	1.0	600	$850	$1.42	23d	1	0.75mi
901 South Ave Springfield, MO	2.0–3.0	1.0–2.0	695	$825	$1.19	43d	1	0.79mi
806 South Ave Springfield, MO	1.0	1.0	670	$1,085	$1.62	13d	3	0.79mi
209 W McDaniel St Unit 209-207 Springfield, MO	1.0	1.0	700	$950	$1.36	43d	1	0.82mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	13d	8	0.84mi
2204 W Madison St Springfield, MO	3.0	1.0	960	$1,095	$1.14	13d	1	0.92mi
309 S Jefferson Ave Unit 211 Springfield, MO	2.0	2.0	762	$767	$1.01	43d	1	0.93mi
813 W Poplar St Unit 813 Springfield, MO	2.0	1.0	560	$795	$1.42	13d	1	0.94mi
511 E Cherry St Unit 2 Springfield, MO	1.0	1.0	700	$850	$1.21	43d	1	1.00mi
1735 W Bennett St Springfield, MO	1.0	1.0	800	$1,124	$1.41	13d	2	1.01mi
533 Bear Blvd Unit 111 Springfield, MO	1.0	1.0	1100	$649	$0.59	43d	1	1.02mi
815 N Grant Ave Unit A Springfield, MO	2.0	1.0	801	$625	$0.78	43d	1	1.04mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	23d	1	1.10mi
916 N Kansas Expy Springfield, MO	1.0	1.0	573	$595	$1.04	43d	1	1.10mi
627 Bear Blvd Springfield, MO	2.0	2.0	943	$1,400	$1.48	43d	2	1.11mi

Listing history 18 events

1. 2026-06-18
   days on market $99,900 Active 42 DOM
2. 2026-06-17
   days on market $99,900 Active 41 DOM
3. 2026-06-16
   days on market $99,900 Active 40 DOM
4. 2026-06-15
   days on market $99,900 Active 39 DOM
5. 2026-06-14
   days on market $99,900 Active 37 DOM
6. 2026-06-10
   days on market $99,900 Active 34 DOM
7. 2026-06-09
   days on market $99,900 Active 33 DOM
8. 2026-06-08
   days on market $99,900 Active 32 DOM
9. 2026-06-07
   days on market $99,900 Active 31 DOM
10. 2026-06-03
    days on market $99,900 Active 27 DOM
11. 2026-06-02
    days on market $99,900 Active 26 DOM
12. 2026-06-01
    days on market $99,900 Active 25 DOM
13. 2026-05-31
    days on market $99,900 Active 24 DOM
14. 2026-05-30
    days on market $99,900 Active 23 DOM
15. 2026-05-07
    listed $99,900 Active 74-char remark
16. 2024-01-23
    historical $550
17. 2024-01-20
    listed $550
18. 2006-05-05
    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: $460 · $38/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$509/yr (+$42/mo · 110.7%)

ⓘ 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 · 18 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: $11,772
• − Mortgage interest: −$5,596
• − Property taxes: −$460
• − Insurance: −$500
• − Repairs & maintenance: −$942
• − Management: −$942
• − Depreciation: −$2,906
• Taxable income: $427
• Est. tax owed @ 24.0%: −$103
• After-tax cash flow: $1,951/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): 13,692
• Household income: $28,165
• Rent vs Own: 87.3% rent · 12.7% own
• Severe rent burden: 1966.0

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 (75%)
• Race & ethnicity: White 75% Two or more races 8% Hispanic / Latino 7% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Italian 1% Scotch-Irish 1%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -27.72%
• Current HPI: 208.8156
• Rent YoY: ▲ 4.17%
• 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

4 events — show timeline

• 2026-05-07 Listed $99,900 SOMO
• 2024-01-23 Rental Removed $550 APPFOLIO
• 2024-01-20 Listed for Rent $550 APPFOLIO
• 2006-05-05 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $460 · +23.9% YoY. Source: county tax records.