306 W Mcgee St · Springfield, MO 65807

$140,000

2 bd · 1.0 ba · 1,060 sqft · SingleFamily public records

Built 1951 7,501 sqft lot Est $181k · 23% under

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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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.3/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Package deal has 6- 2/1 houses, , 1- 3/1, 2- 3/2 , 1- 4/2 and . This is 10 houses total. This is a Parent listing. Listings will also be listed as individuals. 1012 S Fort Ave, Springfield MO 658071235 N Prospect Ave, Springfield MO 658021520 W Lynn St, Springfield MO 658021635 W Lynn St, Springfield, MO 658022223 W Elm St, Springfield, MO 658062434 N Pickwick Ave, Springfield MO 658032939 W Grand St, Springfield, MO 658023036 W Water St, Springfield, MO 65802306 W McGee St, Springfield, MO 65807924 W College St, Springfield, MO 65806

Key facts

• 7,501 sq ft lot
• Garage
• Built 1951

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/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 $130k (6.9% below list).
• Recommended offer: $130k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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.
• Market conditions: Rents rising (+2.6%/yr); 249 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $968 of loan paydown is wiped out by about $4k 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 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $130,394 (6.9% below list)

Questions for the listing agent

1. Built in 1951 — 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: 0.93% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.27%
• DSCR: 1.23
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $181,260
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 W Mcgee St	0.03mi	2/1.0	1,062 (+0%)	2mo	$117,500	$111	97
1733 South Ave	0.40mi	2/1.0	1,080 (+2%)	2mo	$149,000	$138	76
1912 S Lancaster Ave	0.42mi	3/2.0 (+1)	1,096 (+3%)	3mo	$199,000	$182	63
1836 S Kimbrough Ave	0.46mi	3/1.0 (+1)	1,011 (-5%)	4mo	$169,900	$168	63
526 W Portland St	0.59mi	3/1.0 (+1)	1,098 (+4%)	4mo	$187,500	$171	58
1940 S Franklin Ave	0.69mi	2/1.0	1,004 (-5%)	1mo	$175,000	$174	58
1618 South Ave	0.54mi	2/1.0	1,170 (+10%)	1mo	$214,900	$184	57
432 W Tracy St	0.32mi	3/1.0 (+1)	1,208 (+14%)	3mo	$154,000	$127	54
1010 W Cherokee St	0.57mi	3/2.0 (+1)	1,177 (+11%)	2mo	$194,900	$166	44
437 W Minota St	0.66mi	3/1.0 (+1)	932 (-12%)	1mo	$154,900	$166	43
2002 S Ferguson Ave	0.73mi	3/1.5 (+1)	1,196 (+13%)	1mo	$205,000	$171	36
2365 S Dollison Ave	0.71mi	3/1.5 (+1)	1,214 (+14%)	2mo	$230,000	$189	34

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 · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.69×
• Total profit: $-12,298
• Equity at exit: $20,874

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,080
• Equity at exit: $12,105

Cash invested: $39,200 (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 65807

• Rents YoY: 2.6%
• Active inventory: 249
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,304 high
• Mortgage (P&I): −$734
• Tax from tax record: −$66 /mo · $787/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $172

Break-even live

Break-even rent $1,086

Max offer price $140,000

Occupancy floor 82%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2561 South Pl Unit B Springfield, MO	2.0	1.0	884	$850	$0.96	23d	1	0.71mi
625 W Edgewood St Springfield, MO	2.0	1.5	1100	$1,050	$0.95	43d	1	0.73mi
2521 S Holland Ave Springfield, MO	1.0–2.0	1.0–2.0	1034	$1,695	$1.64	43d	1	0.76mi
611 W Sunset St Springfield, MO	2.0–3.0	2.0	1104	$1,663	$1.51	13d	5	0.81mi
2035 S Florence Ave Springfield, MO	2.0	1.0	850	$1,195	$1.41	13d	1	0.87mi
640 E Sunset St Springfield, MO	2.0	2.0	976	$1,695	$1.74	43d	1	0.90mi
2308 S Hampton Ave Springfield, MO	3.0	1.5	1440	$1,650	$1.15	43d	1	0.90mi
813 E Morningside St Springfield, MO	3.0	1.0	1216	$1,395	$1.15	23d	1	0.94mi
1441 W Seminole St Springfield, MO	3.0	2.0	1218	$1,550	$1.27	43d	1	0.97mi
1006 W Edgewood St Unit A Springfield, MO	2.0	1.0	864	$995	$1.15	23d	1	0.97mi
932 E Sunset St Springfield, MO	2.0–3.0	2.0	1088	$1,695	$1.56	13d	3	0.97mi
1277 E Wayland St Springfield, MO	3.0	1.0	992	$1,299	$1.31	23d	1	1.13mi
1562 S National Ave Springfield, MO	3.0	1.0	1064	$1,225	$1.15	43d	1	1.13mi
1259 E Berkeley St Springfield, MO	3.0	2.0	1382	$1,699	$1.23	43d	1	1.15mi
1112 S Grant Ave Springfield, MO	1.0	1.0	800	$1,095	$1.37	43d	1	1.15mi
1112 S Grant Ave Unit 100 Springfield, MO	2.0	2.0	1193	$1,450	$1.22	43d	1	1.15mi
810 W Catalpa St Apt 302 Springfield, MO	2.0	1.0	806	$664	$0.82	23d	1	1.16mi
2917 S Roanoke Ave Springfield, MO	3.0	2.0	1262	$1,700	$1.35	23d	1	1.17mi
2935 S Roanoke Ave Springfield, MO	3.0	2.0	1429	$1,150	$0.80	13d	1	1.21mi
1044 S Main Ave Springfield, MO	2.0	1.0	1089	$1,050	$0.96	43d	1	1.23mi
2535 S Prospect Ave Springfield, MO	3.0	2.0	1404	$1,595	$1.14	13d	1	1.25mi
3025 S Sagamont Ave Springfield, MO	2.0	1.0–2.0	832	$1,345	$1.62	13d	9	1.33mi
505 W Grand St Springfield, MO	1.0–2.0	1.0–2.0	996	$1,395	$1.40	13d	1	1.34mi
433 W Grand St Unit C Springfield, MO	2.0	1.0	1023	$1,295	$1.27	43d	1	1.34mi
3108 S Jefferson Ave Springfield, MO	1.0–2.0	1.0	672	$980	$1.46	13d	39	1.34mi
1426 E University St Springfield, MO	2.0	1.0	1000	$1,400	$1.40	43d	1	1.34mi
923 W Battlefield Rd Springfield, MO	1.0–2.0	1.0–2.0	910	$1,050	$1.15	44d	4	1.34mi
1477 E Lindberg St Springfield, MO	3.0	1.0	1300	$1,445	$1.11	13d	1	1.39mi
1131 W Battlefield St Springfield, MO	1.0–2.0	1.0–1.5	753	$1,209	$1.60	13d	20	1.40mi
2752 S Meadowbrook Ave Springfield, MO	1.0–2.0	1.0–2.0	775	$1,115	$1.44	13d	1	1.41mi
2828 S Nettleton Ave Springfield, MO	1.0–3.0	1.0–2.0	962	$1,318	$1.37	13d	5	1.45mi
1634 S Marion Ave Springfield, MO	3.0	1.0–2.0	845	$1,404	$1.66	13d	23	1.48mi
847 S Grant Ave Springfield, MO	2.0	1.0	1080	$815	$0.75	43d	1	1.49mi
1735 W Bennett St Springfield, MO	1.0	1.0	800	$1,124	$1.41	13d	2	1.49mi

Listing history 5 events

1. 2026-04-16
   price $1,245,000 546-char remark

   Show marketing remark (546 chars)

   This Package deal has 6- 2/1 houses, , 1- 3/1, 2- 3/2 , 1- 4/2 and . This is 10 houses total. This is a Parent listing. Listings will also be listed as individuals. 1012 S Fort Ave, Springfield MO 658071235 N Prospect Ave, Springfield MO 658021520 W Lynn St, Springfield MO 658021635 W Lynn St, Springfield, MO 658022223 W Elm St, Springfield, MO 658062434 N Pickwick Ave, Springfield MO 658032939 W Grand St, Springfield, MO 658023036 W Water St, Springfield, MO 65802306 W McGee St, Springfield, MO 65807924 W College St, Springfield, MO 65806

2. 2026-03-04
   price $1,760,000 546-char remark

   Show marketing remark (546 chars)

   This Package deal has 6- 2/1 houses, , 1- 3/1, 2- 3/2 , 1- 4/2 and . This is 10 houses total. This is a Parent listing. Listings will also be listed as individuals. 1012 S Fort Ave, Springfield MO 658071235 N Prospect Ave, Springfield MO 658021520 W Lynn St, Springfield MO 658021635 W Lynn St, Springfield, MO 658022223 W Elm St, Springfield, MO 658062434 N Pickwick Ave, Springfield MO 658032939 W Grand St, Springfield, MO 658023036 W Water St, Springfield, MO 65802306 W McGee St, Springfield, MO 65807924 W College St, Springfield, MO 65806

3. 2025-12-17
   listed $2,199,900 Active 546-char remark

   Show marketing remark (546 chars)

   This Package deal has 6- 2/1 houses, , 1- 3/1, 2- 3/2 , 1- 4/2 and . This is 10 houses total. This is a Parent listing. Listings will also be listed as individuals. 1012 S Fort Ave, Springfield MO 658071235 N Prospect Ave, Springfield MO 658021520 W Lynn St, Springfield MO 658021635 W Lynn St, Springfield, MO 658022223 W Elm St, Springfield, MO 658062434 N Pickwick Ave, Springfield MO 658032939 W Grand St, Springfield, MO 658023036 W Water St, Springfield, MO 65802306 W McGee St, Springfield, MO 65807924 W College St, Springfield, MO 65806

4. 2011-03-21
   soldstatus $247,600
5. 2007-04-20
   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: $787 · $66/mo
• Projected year-2 tax: $1,358 · $113/mo
• Expected delta: +$571/yr (+$48/mo · 72.6%)

ⓘ 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
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,647
• − Mortgage interest: −$7,842
• − Property taxes: −$787
• − Insurance: −$700
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$4,073
• Taxable loss: −$258
• Est. tax savings @ 24.0%: +$62
• After-tax cash flow: $2,126/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): 56,659
• Household income: $53,870
• Rent vs Own: 55.5% rent · 44.5% own
• Severe rent burden: 3420.0

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 7% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 1% Arabic 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: ▼ -205.97%
• Current HPI: 210.4358
• Rent YoY: ▲ 2.60%
• 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

+402.8% since first listed

5 events — show timeline

• 2026-04-16 Price Changed $1,245,000 SOMO
• 2026-03-04 Price Changed $1,760,000 SOMO
• 2025-12-17 Listed $2,199,900 SOMO
• 2011-03-21 Sold (Public Records) $247,600 Public Records
• 2007-04-20 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $787 · +7.3% YoY. Source: county tax records.