2799 W Camino Alto St · Springfield, MO 65810

$290,000

4 bd · 2.0 ba · 1,924 sqft · SingleFamily public records · 27 Days on market

Built 1974 0.35 ac lot Est $364k · 20% under

---

Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +3.1/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Situated on a spacious corner lot in desirable South Springfield, this all-brick 4-bedroom, 2-bathroom home offers comfort, functionality, and an unbeatable location in the Kickapoo School District. Inside, you'll find a large formal dining room perfect for hosting gatherings, while the spacious living room features hardwood flooring, a cozy brick fireplace, and sliding glass doors leading to the back deck. The kitchen is equipped with warm wood cabinetry, stainless steel appliances, and a convenient breakfast nook that provides additional dining space. The home offers four generously sized bedrooms, including one with custom built-in cabinetry and shelving, making it an ideal home office,

Key facts

• Hardwood flooring
• Breakfast nook
• Formal dining room

Tags

• CORNER LOT
• FORMAL DINING ROOM
• HARDWOOD FLOORING
• BRICK FIREPLACE
• SLIDING GLASS DOORS
• BREAKFAST NOOK

Property features AI

Exterior

• Parking: 2-car garage with garage door opener (garage faces side)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Built with vinyl siding and brick; Composition roof
• Exterior features: Rain gutters; Deck; Partial wood fencing; Shed(s); Corner lot; Asphalt road frontage on a public, city-maintained street

Interior

• Kitchen: Gas oven; Free-standing gas oven; Dishwasher; Microwave
• Flooring: Carpet; Linoleum; Wood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating with forced air; Central air; Ceiling fans
• Interior features: Storm windows; Wood-burning masonry fireplace in the living room; Disposal
• Laundry & utility: Main-level laundry; Laundry located in garage

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $49 ($585/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 $229k (21.1% below list).
• Recommended offer: $229k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 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 54% at this address vs 39% district-wide (+15 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); 250 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 27 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.

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 $228,944 (21.1% below list)

Questions for the listing agent

1. Built in 1974 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $363,636
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2759 W Buena Vista St	0.09mi	4/2.0	1,774 (-8%)	2mo	$234,900	$132	81
4445 S Farm Road 137	0.17mi	3/2.5 (-1)	1,877 (-2%)	2mo	$250,000	$133	79
2725 W Camino Alto St	0.13mi	4/2.0	2,151 (+12%)	2mo	$255,000	$119	73
3277 W Cardinal St	0.54mi	4/2.0	1,993 (+4%)	1mo	$377,900	$190	68
4442 S Appleton Dr	0.55mi	4/2.0	1,854 (-4%)	1mo	$395,000	$213	68
4715 S Wildwood Dr	0.36mi	4/2.0	2,108 (+10%)	2mo	$260,000	$123	66
2983 W Teton Dr	0.65mi	3/2.0 (-1)	1,920 (-0%)	1mo	$440,000	$229	64
2482 W Camino Alto St	0.36mi	4/2.5	2,200 (+14%)	0mo	$445,900	$203	57
3914 S Leroy Ct	0.75mi	3/2.0 (-1)	1,959 (+2%)	2mo	$339,900	$174	56
2782 W Lasalle St	0.61mi	3/2.0 (-1)	1,750 (-9%)	0mo	$289,900	$166	51
3039 W Teton Dr	0.67mi	3/2.5 (-1)	2,117 (+10%)	2mo	$399,995	$189	43
4530 S Shady Lane Ct	0.74mi	3/2.0 (-1)	1,710 (-11%)	1mo	$339,900	$199	41

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-45,078
• Equity at exit: $43,240

10-year hold

• IRR: -8.0%
• Equity multiple: 0.51×
• Total profit: $-40,102
• Equity at exit: $25,074

Cash invested: $81,200 (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: 250
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,289 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$118 /mo · $1,419/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $49

Break-even live

Break-even rent $2,228

Max offer price $290,000

Occupancy floor 93%

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2556 W Cardinal St Springfield, MO	4.0	2.0	2009	$2,295	$1.14	13d	1	0.32mi
2183 W Arlington St Springfield, MO	3.0	2.0	1850	$1,995	$1.08	23d	1	1.10mi
3891 S Hillsdale Ave Springfield, MO	4.0	2.0	1662	$1,995	$1.20	23d	1	1.34mi
3462 S Doris Ave Springfield, MO	3.0	2.0	1503	$1,595	$1.06	44d	1	1.35mi

Listing history 15 events

1. 2026-06-18
   days on market $290,000 Active 27 DOM
2. 2026-06-17
   days on market $290,000 Active 26 DOM
3. 2026-06-16
   days on market $290,000 Active 25 DOM
4. 2026-06-15
   days on market $290,000 Active 24 DOM
5. 2026-06-14
   days on market $290,000 Active 22 DOM
6. 2026-06-10
   days on market $290,000 Active 19 DOM
7. 2026-06-09
   days on market $290,000 Active 18 DOM
8. 2026-06-08
   days on market $290,000 Active 17 DOM
9. 2026-06-07
   days on market $290,000 Active 16 DOM
10. 2026-06-03
    days on market $290,000 Active 12 DOM
11. 2026-06-02
    days on market $290,000 Active 11 DOM
12. 2026-06-01
    days on market $290,000 Active 10 DOM
13. 2026-05-31
    days on market $290,000 Active 9 DOM
14. 2026-05-30
    days on market $290,000 Active 8 DOM
15. 2026-05-22
    listed $290,000 Active

ⓘ 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: $1,419 · $118/mo
• Projected year-2 tax: $2,813 · $234/mo
• Expected delta: +$1,394/yr (+$116/mo · 98.2%)

ⓘ 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 ≥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: $27,473
• − Mortgage interest: −$16,245
• − Property taxes: −$1,419
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,198
• − Management: −$2,198
• − Depreciation: −$8,436
• Taxable loss: −$4,472
• Est. tax savings @ 24.0%: +$1,073
• After-tax cash flow: $1,659/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

1 event — show timeline

• 2026-05-22 Listed $290,000 SOMO

Property tax history

+3.2%/yr

Latest (2025): $1,419 · +7.5% YoY. Source: county tax records.