1112 N West Ave · Springfield, MO 65802

$65,000

2 bd · 1.0 ba · 528 sqft · SingleFamily public records · 35 Days on market

Built 1947 6,970 sqft lot $123/sqft · 30% below area Est $92k · 30% under ↓ 7% since listing

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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 +8.5/10.0
• 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

Excellent investment opportunity with endless potential! This property is the perfect candidate for a flip, rental, or long-term addition to your investment portfolio. With solid bones and plenty of opportunity to add value, this home is ready for the right investor to bring their vision and creativity. Whether you're looking to renovate and resell or create a strong rental property, the possibilities here are tremendous. Affordable opportunities with this much potential are becoming harder to find, making this a great chance for investors, flippers, or handy buyers looking to build equity. Property is sold 'As-IS'.

Key facts

• 6,970 sq ft lot
• Built 1947
• Listed 35 days

Property features AI

Finance

• Other: Approximately 528 total finished square feet; Lot size about 0.16 acre

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Built on conventional foundation
• Exterior features: Lot in Orchard Heights subdivision

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No heating specified; No cooling specified
• Interior features: One finished level; One full bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($880 rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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: 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: built in 1947 — 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 $63,050 (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 1947 — 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: 1.35% ✓
• Cap rate: 11.79%
• Cash-on-cash: 19.63%
• DSCR: 1.87
• GRM: 6.2

CMA / ARV

• ARV (median comp): $92,420
• List price: $65,000
• Delta: -29.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2136 W Central St	0.34mi	2/1.0	550 (+4%)	11mo	$38,000	$69	68
1612 W Lynn St	0.74mi	1/1.0 (-1)	515 (-2%)	24mo	$67,900	$132	36

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: 13.6%
• Equity multiple: 1.55×
• Total profit: $10,055
• Equity at exit: $9,692

10-year hold

• IRR: 23.6%
• Equity multiple: 3.20×
• Total profit: $40,092
• Equity at exit: $5,620

Cash invested: $18,200 (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 65802

• Home prices YoY: -31.9%
• Rents YoY: 4.8%
• Active inventory: 512
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $880 high
• Mortgage (P&I): −$341
• Tax from tax record: −$30 /mo · $359/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $298

Break-even live

Break-even rent $504

Max offer price $65,000

Occupancy floor 61%

Sensitivity live

Price	-10% $335	-5% $316	+0% $298	+5% $279	+10% $261
Rent	-10% $228	-5% $263	+0% $298	+5% $333	+10% $367
Rate	-1.0pp $330	-0.5pp $314	base $298	+0.5pp $281	+1.0pp $264

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2712 W Nichols St Springfield, MO	2.0	1.0	619	$795	$1.28	44d	1	0.33mi
522 N Park Ave Springfield, MO	1.0	1.0	608	$950	$1.56	44d	1	0.54mi
916 N Kansas Expy Springfield, MO	1.0	1.0	573	$595	$1.04	44d	1	0.76mi
2711 W Olive St Springfield, MO	1.0	1.0	621	$750	$1.21	24d	1	0.82mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	14d	1	0.95mi
1126 W Hamilton St Springfield, MO	2.0	1.0	648	$895	$1.38	24d	1	1.06mi
520 S Scenic Ave Unit 101-A Springfield, MO	1.0	1.0	550	$650	$1.18	44d	1	1.07mi
1911 W Elm St Springfield, MO	2.0	1.0	580	$875	$1.51	44d	1	1.07mi
2115 N Grace Ave Springfield, MO	2.0	1.0	650	$850	$1.31	44d	1	1.08mi
813 W Poplar St Unit 813 Springfield, MO	2.0	1.0	560	$795	$1.42	14d	1	1.40mi

Listing history 17 events

1. 2026-06-18
   days on market $65,000 Active 35 DOM
2. 2026-06-17
   days on market $65,000 Active 34 DOM
3. 2026-06-16
   days on market $65,000 Active 33 DOM
4. 2026-06-15
   days on market $65,000 Active 32 DOM
5. 2026-06-14
   days on market $65,000 Active 30 DOM
6. 2026-06-10
   days on market $65,000 Active 27 DOM
7. 2026-06-09
   days on market $65,000 Active 26 DOM
8. 2026-06-08
   days on market $65,000 Active 25 DOM
9. 2026-06-07
   days on market $65,000 Active 24 DOM
10. 2026-06-03
    days on market $65,000 Active 20 DOM
11. 2026-06-02
    days on market $65,000 Active 19 DOM
12. 2026-06-01
    days on market $65,000 Active 18 DOM
13. 2026-05-31
    days on market $65,000 Active 17 DOM
14. 2026-05-30
    days on market $65,000 Active 16 DOM
15. 2026-05-14
    listed $65,000 Active 623-char remark
16. 2019-06-07
    soldstatus $300,000
17. 2016-02-21
    listed $69,900

ⓘ 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: $359 · $30/mo
• Projected year-2 tax: $630 · $53/mo
• Expected delta: +$272/yr (+$23/mo · 75.8%)

ⓘ 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,566
• − Mortgage interest: −$3,641
• − Property taxes: −$359
• − Insurance: −$325
• − Repairs & maintenance: −$845
• − Management: −$845
• − Depreciation: −$1,891
• Taxable income: $2,660
• Est. tax owed @ 24.0%: −$638
• After-tax cash flow: $2,935/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

-7.0% since first listed

3 events — show timeline

• 2026-05-14 Listed $65,000 SOMO
• 2019-06-07 Sold (Public Records) $300,000 Public Records
• 2016-02-21 Listed $69,900 SOMO

Property tax history

+1.2%/yr

Latest (2025): $359 · +17.7% YoY. Source: county tax records.