1450 N West Ave · Springfield, MO 65802

$91,500

2 bd · 1.0 ba · 1,608 sqft · SingleFamily public records · 35 Days on market

Built 1945 9,583 sqft lot $57/sqft · 46% below area Est $170k · 46% 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 +7.8/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Solid home is an excellent opportunity for investors! This property offers the kind of long-term value buyers are looking for. Currently tenant-occupied at $775 per month through 05/31/2026, 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

• 9,583 sq ft lot
• Built 1945
• Listed 35 days

Property features AI

Finance

• Other: Property size: 1,608 above-grade finished area; Lot size: 0.22 acres
• Financial info: Financial details not provided
• HOA & community: HOA details not provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Built details not provided
• Exterior features: Lot in Beverly Hills subdivision

Interior

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

🏷️ Possibly a rental listed for sale. The $91,500 price doesn't fit this home's estimated sale value (~$169,775) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $89k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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: Bissett Elem. (math 22% / reading 27%, grade F, #879 of 1,115 statewide, top 81%, 215 students, 86% FRL); Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL) — zoned schools average 68% FRL vs 46% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 512 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $633 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $26k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask is 41% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,755 (3.0% 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 3% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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: 1.28% ✓
• Cap rate: 11.11%
• Cash-on-cash: 17.19%
• DSCR: 1.77
• GRM: 6.5

CMA / ARV

• ARV (median comp): $169,775
• List price: $91,500
• Delta: -46.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2620 W Calhoun St	0.29mi	3/2.0 (+1)	1,620 (+1%)	18mo	$216,900	$134	62
1224 N Ethyl Ave	0.31mi	3/2.0 (+1)	1,620 (+1%)	20mo	$219,900	$136	59
1956 W Atlantic St	0.68mi	3/2.5 (+1)	1,601 (-0%)	4mo	$185,000	$116	54
2010 W Atlantic St	0.66mi	3/2.0 (+1)	1,658 (+3%)	6mo	$215,000	$130	50
2336 W Nichols St	0.47mi	3/2.0 (+1)	1,391 (-14%)	3mo	$147,900	$106	44
732 N Brown Ave	0.65mi	3/2.0 (+1)	1,374 (-15%)	11mo	$217,500	$158	27

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: 10.4%
• Equity multiple: 1.42×
• Total profit: $10,702
• Equity at exit: $13,643

10-year hold

• IRR: 20.8%
• Equity multiple: 2.90×
• Total profit: $48,583
• Equity at exit: $7,911

Cash invested: $25,620 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,168 high
• Mortgage (P&I): −$480
• Tax from tax record: −$38 /mo · $456/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $367

Break-even live

Break-even rent $704

Max offer price $91,500

Occupancy floor 64%

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: $22,875
• Closing costs: $2,745
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3016 W Hovey St Springfield, MO	3.0	2.0	1059	$1,350	$1.27	43d	1	0.69mi
2222 N Hillcrest Ave Springfield, MO	3.0	2.0	1800	$1,395	$0.78	43d	1	1.07mi
2602 W College St Springfield, MO	2.0	1.0	1350	$995	$0.74	13d	1	1.20mi
2412 W Lincoln St Springfield, MO	3.0	1.0	1260	$1,295	$1.03	23d	1	1.41mi
250 N Hilton Ave Springfield, MO	2.0	2.0	1153	$628	$0.54	13d	1	1.45mi
3002 W Elm St Springfield, MO	3.0	2.0	1128	$1,295	$1.15	21d	1	1.50mi

Listing history 20 events

1. 2026-06-18
   days on market $91,500 Active 35 DOM
2. 2026-06-17
   days on market $91,500 Active 34 DOM
3. 2026-06-16
   days on market $91,500 Active 33 DOM
4. 2026-06-15
   days on market $91,500 Active 32 DOM
5. 2026-06-14
   days on market $91,500 Active 30 DOM
6. 2026-06-10
   days on market $91,500 Active 27 DOM
7. 2026-06-09
   days on market $91,500 Active 26 DOM
8. 2026-06-08
   days on market $91,500 Active 25 DOM
9. 2026-06-07
   days on market $91,500 Active 24 DOM
10. 2026-06-03
    days on market $91,500 Active 20 DOM
11. 2026-06-03
    price $91,500 Active 19 DOM
12. 2026-06-02
    days on market $65,000 Active 19 DOM
13. 2026-06-01
    days on market $65,000 Active 18 DOM
14. 2026-05-31
    days on market $65,000 Active 17 DOM
15. 2026-05-30
    days on market $65,000 Active 16 DOM
16. 2026-05-14
    listed $65,000 Active 535-char remark
17. 2019-05-24
    soldstatus $350,000
18. 2018-12-11
    listed $639,900
19. 2018-08-27
    listed $644,900
20. 2016-02-15
    listed $86,431

ⓘ 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: $456 · $38/mo
• Projected year-2 tax: $888 · $74/mo
• Expected delta: +$431/yr (+$36/mo · 94.5%)

ⓘ 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 · 20 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: $14,021
• − Mortgage interest: −$5,125
• − Property taxes: −$456
• − Insurance: −$458
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$2,662
• Taxable income: $3,077
• Est. tax owed @ 24.0%: −$738
• After-tax cash flow: $3,667/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

+5.9% since first listed

6 events — show timeline

• 2026-06-02 Price Changed $91,500 SOMO
• 2026-05-14 Listed $65,000 SOMO
• 2019-05-24 Sold (Public Records) $350,000 Public Records
• 2018-12-11 Listed $639,900 SOMO
• 2018-08-27 Listed $644,900 SOMO
• 2016-02-15 Listed $86,431 SOMO

Property tax history

+0.4%/yr

Latest (2025): $456 · +3.1% YoY. Source: county tax records.