5740 S Lakeview Ter · Springfield, MO 65810

$240,000

3 bd · 2.0 ba · 1,460 sqft · SingleFamily public records · 1 Days on market

Built 1966 0.36 ac lot Est $251k · at est.

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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 +23.3/30.0
• ARV discount +9.5/15.0
• DSCR +7.5/10.0
• 1% rule +5.1/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Filled with charm and character yet thoughtfully updated with today's finishes, this delightful home offers the best of both worlds. Located in the highly sought-after Kickapoo School District, this 3-bedroom, 2-bath home offers 1,460 square feet of comfortable living space, including two separate living areas. Recent updates include fresh interior paint, new engineered wood flooring throughout the main living spaces, new carpet in the bedrooms, newer windows, and a newer roof. The kitchen is sure to impress with granite countertops, stainless steel appliances, and a gas stove. The spacious primary suite features a private bath with a walk-in shower, while the additional bedrooms provide pl

Key facts

• 0.36 acre lot
• 2 garage spots
• Built 1966

Property features AI

Finance

• Other: Property on a 0.36-acre lot; City street frontage on public maintained asphalt/concrete roads; Subdivision: Rolling Hills

Exterior

• Parking: 2-car garage
• Utilities: Public water; Septic sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Asphalt roof; Brick/mortar and block foundation; Home warranty included
• Exterior features: Deck; Chain link fencing; Shed(s)

Interior

• Kitchen: Gas cooktop; Microwave; Dishwasher; Garbage disposal; Gas water heater
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans; Attic fan
• Interior features: Window coverings and blinds; Gas fireplace with glass doors in the living room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $240k).
• Cap rate 8.5% 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: Walt Disney Elem. (math 56% / reading 63%, grade B-, #124 of 1,115 statewide, top 13%, 568 students, 27% FRL); Cherokee Middle (math 50% / reading 62%, grade B-, #40 of 391 statewide, top 10%, 758 students, 27% FRL); Kickapoo High (math 39% / reading 66%, grade C-, #89 of 521 statewide, top 17%, 1,881 students, 26% FRL) — zoned schools average 27% FRL vs 46% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 56% at this address vs 39% district-wide (+17 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 (+2.5%/yr); 253 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,302 units permitted in Greene County in 2024 (250 in 5+ unit buildings).
• This rent runs 31% of the median local income ($95k/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 $2k of loan paydown is wiped out by about $7k 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.

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 $240,000

Questions for the listing agent

1. Built in 1966 — 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: 8.48%
• Cash-on-cash: 7.81%
• DSCR: 1.35
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $251,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5827 S Farm Road 157	0.12mi	3/2.0	1,395 (-4%)	3mo	$239,900	$172	84
5678 S Fairview Ave	0.44mi	3/2.0	1,472 (+1%)	3mo	$289,900	$197	76
5567 S Jefferson Ave	0.26mi	3/3.0	1,530 (+5%)	1mo	$249,000	$163	75
5645 S Jefferson Ave	0.17mi	3/2.0	1,612 (+10%)	6mo	$247,500	$154	70
1052 E Oak Tree Ln	0.60mi	3/2.0	1,468 (+0%)	3mo	$259,900	$177	69
5411 S Jefferson Ave	0.45mi	3/2.0	1,601 (+10%)	1mo	$289,000	$181	62
5795 S Wedgewood Ave	0.52mi	3/2.0	1,536 (+5%)	10mo	$329,900	$215	58
5744 S Roanoke Ave	0.11mi	3/1.5	1,288 (-12%)	18mo	$209,900	$163	58
5861 S Farm Road 157	0.17mi	4/2.0 (+1)	1,624 (+11%)	14mo	$140,000	$86	56
1120 E Oak Tree Ln	0.66mi	3/2.0	1,545 (+6%)	4mo	$250,000	$162	56
5619 S Elmira Ave	0.18mi	3/2.0	1,653 (+13%)	17mo	$250,000	$151	56
1145 E Oak Tree Ln	0.72mi	3/2.0	1,628 (+12%)	9mo	$285,000	$175	40

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 · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-12,240
• Equity at exit: $35,785

10-year hold

• IRR: 4.2%
• Equity multiple: 1.30×
• Total profit: $20,283
• Equity at exit: $20,751

Cash invested: $67,200 (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 65810

• Home prices YoY: -28.8%
• Rents YoY: 2.5%
• Active inventory: 253
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,424 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$119 /mo · $1,428/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $438

Break-even live

Break-even rent $1,870

Max offer price $240,000

Occupancy floor 77%

Sensitivity live

Price	-10% $573	-5% $505	+0% $438	+5% $370	+10% $302
Rent	-10% $246	-5% $342	+0% $438	+5% $533	+10% $629
Rate	-1.0pp $558	-0.5pp $499	base $438	+0.5pp $375	+1.0pp $312

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5955 S Farm Road 163 Springfield, MO	2.0	2.0	1703	$3,440	$2.02	15d	8	0.68mi
5955 S National Ave Unit 163 Springfield, MO	3.0	2.0	1630	$3,995	$2.45	45d	1	0.69mi
5305 S Michigan Ave Springfield, MO	2.0–3.0	2.0–2.5	1644	$2,017	$1.23	15d	3	0.73mi
565 W Bryant Springfield, MO	1.0–2.0	1.0–2.0	891	$1,621	$1.82	15d	4	0.80mi
5100 S Main Ave Springfield, MO	1.0–2.0	1.0–2.0	925	$1,275	$1.38	15d	1	0.95mi
4730 S Robberson Ave Springfield, MO	3.0	1.0–2.0	807	$1,195	$1.48	45d	7	1.28mi
1261 E Lakewood St Springfield, MO	4.0	2.5	1800	$1,595	$0.89	15d	1	1.48mi

Listing history 3 events

1. 2026-06-17
   status $240,000 Pending 1 DOM
2. 2026-06-16
   remarks 699-char remark
3. 2026-06-16
   listed $240,000 Active 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: $1,428 · $119/mo
• Projected year-2 tax: $2,328 · $194/mo
• Expected delta: +$900/yr (+$75/mo · 63.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,091
• − Mortgage interest: −$13,444
• − Property taxes: −$1,428
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,327
• − Management: −$2,327
• − Depreciation: −$6,982
• Taxable income: $1,382
• Est. tax owed @ 24.0%: −$332
• After-tax cash flow: $4,919/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

• County: Greene County · 244,327 people
• City population: 223,044
• Metro: Springfield, MO
• Population (ZIP): 22,137
• Household income: $95,160
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 437.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 3% Asian 3% Black 2%
• Common ancestry: Italian 4% Lithuanian 3% Portuguese 3%
• Foreign-born: 4% · Vietnam, China, Canada
• Languages at home: 95% English-only · Other Indo-European 1% Spanish 1% Chinese 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: ▼ -78.67%
• Current HPI: 194.8736
• Rent YoY: ▲ 2.53%
• 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

• 2026-06-16 Listed $240,000 SOMO
• 2026-04-27 Sold (Public Records) — Public Records
• 2012-08-22 Sold (Public Records) — Public Records
• 2002-06-17 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,428 · +1.6% YoY. Source: county tax records.