1711 W Thoman St · Springfield, MO 65803

$70,000

1 bd · 1.0 ba · 480 sqft · SingleFamily public records · 53 Days on market

Built 1906 Fair condition 7,405 sqft lot $146/sqft · 24% below area Est $92k · 24% 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 +7.6/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +2.6/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special in an established Northwest Springfield neighborhood. Priced to reflect condition -- bring your contractor and your vision. Vacant and available for immediate access. Two grocery stores within walking distance -- King Food Saver and Cash Saver 417, both on W Kearney St.

Key facts

• Two grocery stores
• 7,405 sq ft lot
• Built 1906

Tags

• TWO GROCERY STORES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($883 rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 4.5% 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: Williams Elem. (math 12% / reading 22%, grade F, #967 of 1,115 statewide, top 88%, 317 students, 85% 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 73% FRL vs 46% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 39% district-wide (-13 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); 506 active listings in the ZIP; 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 $484 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 + 4.2% rent growth), your $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 5 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 1906 — expect roof / HVAC / electrical / plumbing capex.
• 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 $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.26% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.53%
• DSCR: 1.74
• GRM: 6.6

CMA / ARV

• ARV (median comp): $92,230
• List price: $70,000
• Delta: -24.10%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2211 W Atlantic St	0.46mi	1/1.0	480 (0%)	12mo	$55,000	$115	68
3025 W Hovey St	1.44mi	1/1.0	516 (+8%)	1mo	$24,900	$48	52
1459 N Nettleton Ave	0.51mi	1/1.0	588 (+22%)	14mo	$89,900	$153	40
516 N Forest Ave	1.44mi	1/1.0	600 (+25%)	1mo	$99,500	$166	40
1102 N Ethyl Ave	1.18mi	2/1.0 (+1)	432 (-10%)	8mo	$37,000	$86	37
2338 N Lyon Ave	1.18mi	2/1.0 (+1)	600 (+25%)	4mo	$90,000	$150	32
1042 N Ethyl Ave	1.19mi	2/1.0 (+1)	540 (+12%)	10mo	$55,000	$102	31
2245 N Campbell Ave	1.16mi	2/1.0 (+1)	600 (+25%)	5mo	$110,000	$183	31
2330 N Fort Ave	0.63mi	1/1.0	558 (+16%)	19mo	$79,900	$143	30
1537 N Colgate Ave	1.40mi	2/1.0 (+1)	600 (+25%)	9mo	$44,200	$74	28
2546 N Broadway Ave	1.00mi	1/1.0	600 (+25%)	17mo	$95,000	$158	26
2136 W Central St	1.09mi	2/1.0 (+1)	550 (+15%)	13mo	$38,000	$69	25

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: 8.9%
• Equity multiple: 1.35×
• Total profit: $6,948
• Equity at exit: $10,437

10-year hold

• IRR: 19.0%
• Equity multiple: 2.67×
• Total profit: $32,801
• Equity at exit: $6,052

Cash invested: $19,600 (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 →

Active competition Active MLS

• For sale now: 2 active
• Median asking: $79,500 ($144/sqft)
• Median days on market: 122 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +33.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 65803

• Home prices YoY: -29.8%
• Rents YoY: 4.2%
• Active inventory: 506
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $883 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$31 /mo · $377/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $270

Break-even live

Break-even rent $541

Max offer price $70,000

Occupancy floor 64%

Sensitivity live

Price	-10% $310	-5% $290	+0% $270	+5% $250	+10% $230
Rent	-10% $200	-5% $235	+0% $270	+5% $305	+10% $340
Rate	-1.0pp $305	-0.5pp $288	base $270	+0.5pp $252	+1.0pp $233

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: $17,500
• Closing costs: $2,100
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Utilities: Public water servicePublic sewer service
• Home design: Single-family residenceResidential propertyOne story
• Exterior features: Lot approximately 0.17 acresPublic waterPublic sewer

Interior

• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioningElectric forced-air heating
• Interior features: One level layout

Listing history 46 events

1. 2026-07-16
   days on market $70,000 Active 53 DOM
2. 2026-07-16
   days on market $70,000 Active 52 DOM
3. 2026-07-14
   days on market $70,000 Active 51 DOM
4. 2026-07-13
   days on market $70,000 Active 50 DOM
5. 2026-07-12
   days on market $70,000 Active 49 DOM
6. 2026-07-11
   days on market $70,000 Active 48 DOM
7. 2026-07-10
   days on market $70,000 Active 47 DOM
8. 2026-07-09
   days on market $70,000 Active 46 DOM
9. 2026-07-08
   days on market $70,000 Active 45 DOM
10. 2026-07-07
    days on market $70,000 Active 44 DOM
11. 2026-07-06
    days on market $70,000 Active 43 DOM
12. 2026-07-05
    days on market $70,000 Active 42 DOM
13. 2026-07-04
    days on market $70,000 Active 41 DOM
14. 2026-07-03
    days on market $70,000 Active 40 DOM
15. 2026-07-02
    days on market $70,000 Active 39 DOM
16. 2026-07-01
    days on market $70,000 Active 38 DOM
17. 2026-06-30
    days on market $70,000 Active 37 DOM
18. 2026-06-29
    days on market $70,000 Active 36 DOM
19. 2026-06-28
    days on market $70,000 Active 35 DOM
20. 2026-06-28
    days on market $70,000 Active 34 DOM
21. 2026-06-27
    days on market $70,000 Active 33 DOM
22. 2026-06-25
    days on market $70,000 Active 31 DOM
23. 2026-06-23
    days on market $70,000 Active 29 DOM
24. 2026-06-22
    days on market $70,000 Active 28 DOM
25. 2026-06-18
    days on market $70,000 Active 25 DOM
26. 2026-06-17
    days on market $70,000 Active 24 DOM
27. 2026-06-16
    days on market $70,000 Active 23 DOM
28. 2026-06-15
    days on market $70,000 Active 22 DOM
29. 2026-06-14
    days on market $70,000 Active 20 DOM
30. 2026-06-10
    days on market $70,000 Active 17 DOM
31. 2026-06-09
    days on market $70,000 Active 16 DOM
32. 2026-06-08
    days on market $70,000 Active 15 DOM
33. 2026-06-07
    days on market $70,000 Active 14 DOM
34. 2026-06-03
    days on market $70,000 Active 10 DOM
35. 2026-06-02
    days on market $70,000 Active 9 DOM
36. 2026-06-01
    days on market $70,000 Active 8 DOM
37. 2026-05-31
    statusdays on market $70,000 Active 7 DOM
38. 2026-05-14
    listed $70,000 Active 287-char remark
39. 2026-01-26
    historical $875
40. 2025-12-16
    listed $875
41. 2024-11-08
    historical $800
42. 2024-09-07
    listed $800
43. 2024-08-25
    historical $800
44. 2024-07-20
    listed $800
45. 2023-07-01
    historical
46. 2002-03-19
    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: $377 · $31/mo
• Projected year-2 tax: $679 · $57/mo
• Expected delta: +$302/yr (+$25/mo · 80.3%)

ⓘ 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 · 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: $10,597
• − Mortgage interest: −$3,921
• − Property taxes: −$377
• − Insurance: −$350
• − Repairs & maintenance: −$848
• − Management: −$848
• − Depreciation: −$2,036
• Taxable income: $2,217
• Est. tax owed @ 24.0%: −$532
• After-tax cash flow: $2,708/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.

Condition & rehab AI · 3 photos

Fair 45/100 Moderate rehab Est. rehab $12,000–$21,600 screening

This single-family home in Northwest Springfield requires moderate repairs to the roof and exterior siding, with some maintenance needed. Painting and repairing these areas would significantly enhance its curb appeal and value.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $2,000–$8,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear

Repairs flagged

• Moderate roof — Shingles appear aged
• Moderate exterior siding — Siding shows some wear

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value ↑
• Both repair roof — Improves structural integrity and appearance ↑
• Both repair exterior siding — Enhances curb appeal and value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Williams Elem. F MO #967/1,115 Nat'l #35,191/41,679 Middle Reed Middle F MO #202/391 Nat'l #6,453/14,009 High Hillcrest High F MO #462/521 Nat'l #13,673/17,239

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

B Composite livability gradescore 75/100

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 · 319,054 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: 11% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Utilities: Public water servicePublic sewer service
• Home design: Single-family residenceResidential propertyOne story
• Exterior features: Lot approximately 0.17 acresPublic waterPublic sewer

Interior

• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioningElectric forced-air heating
• Interior features: One level layout

Price history

11 events — show timeline

• 2026-05-30 Relisted — SOMO
• 2026-05-20 Pending — SOMO
• 2026-05-14 Listed $70,000 SOMO
• 2026-01-26 Rental Removed $875 APPFOLIO
• 2025-12-16 Listed for Rent $875 APPFOLIO
• 2024-11-08 Rental Removed $800 APPFOLIO
• 2024-09-07 Listed for Rent $800 APPFOLIO
• 2024-08-25 Rental Removed $800 APPFOLIO
• 2024-07-20 Listed for Rent $800 APPFOLIO
• 2023-07-01 Rental Removed — APPFOLIO
• 2002-03-19 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $377 · +10.5% YoY. Source: county tax records.