1200 W Madison St · Springfield, MO 65806

$105,000

2 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 35 Days on market

Built 1907 7,405 sqft lot $91/sqft · 40% below area Est $132k · 21% 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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.2/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity in Springfield featuring a 2 bedroom, 1 bathroom home with strong potential for future returns. Conveniently located near shopping, dining, and major roadways, this property offers a functional layout and excellent opportunity for investors looking to expand their portfolio or add another rental property to their holdings.

Key facts

• 7,405 sq ft lot
• Garage
• Built 1907

Property features AI

Exterior

• Parking: Attached garage with 1 space
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Residential property
• Construction: Composition roof; Basement: unfinished, partial
• Exterior features: Corner lot; Asphalt road frontage; Has a view; Storm door(s)

Interior

• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Ceiling fan(s); Window air conditioning units
• Interior features: Window coverings, shutters, storm windows and blinds; Rain gutters
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: Mcgregor Elem. (math 12% / reading 17%, grade F, #993 of 1,115 statewide, top 90%, 271 students, 90% FRL); Parkview High (math 11% / reading 40%, grade F, #433 of 521 statewide, top 83%, 1,234 students, 62% FRL) — zoned schools average 76% FRL vs 46% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 39% district-wide (-19 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); 86 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,302 units permitted in Greene County in 2024 (250 in 5+ unit buildings).
• At $1,071/mo this rent would consume 46% of the median local household income ($28k/yr) (locally 1966% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 1907 — 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 $101,850 (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 1907 — 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: 1.02% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.74%
• DSCR: 1.34
• GRM: 8.2

CMA / ARV

• ARV (median comp): $132,365
• List price: $105,000
• Delta: -20.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
809 S Missouri	0.26mi	2/1.0	1,202 (+4%)	2mo	$145,000	$121	79
856 S Missouri Ave	0.31mi	2/1.0	1,200 (+4%)	1mo	$159,000	$133	78
921 W Monroe Ter	0.24mi	3/1.0 (+1)	1,148 (-0%)	6mo	$110,000	$96	78
646 S Fort Ave	0.19mi	3/2.0 (+1)	1,116 (-3%)	2mo	$169,900	$152	76
805 S Douglas Ave	0.35mi	3/2.0 (+1)	1,165 (+1%)	5mo	$40,000	$34	68
437 S Nettleton Ave	0.45mi	2/1.0	1,074 (-7%)	1mo	$55,000	$51	67
900 S Missouri Ave	0.32mi	3/2.0 (+1)	1,050 (-9%)	2mo	$160,000	$152	60
925 W Mount Vernon St	0.36mi	2/1.0	990 (-14%)	6mo	$129,900	$131	55
1107 S Weaver Ave	0.43mi	3/1.5 (+1)	1,269 (+10%)	5mo	$160,000	$126	52
936 S Douglas Ave	0.42mi	3/1.5 (+1)	1,000 (-13%)	2mo	$89,000	$89	49
1318 S Newton Ave	0.65mi	3/1.0 (+1)	1,050 (-9%)	2mo	$199,900	$190	48
1405 W Meadowmere St	0.60mi	2/1.0	993 (-14%)	4mo	$97,000	$98	46

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 · 4.17% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.87×
• Total profit: $-3,695
• Equity at exit: $15,656

10-year hold

• IRR: 7.5%
• Equity multiple: 1.60×
• Total profit: $17,581
• Equity at exit: $9,078

Cash invested: $29,400 (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 65806

• Home prices YoY: -11.7%
• Rents YoY: 4.2%
• Active inventory: 86
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,071 high
• Mortgage (P&I): −$551
• Tax from tax record: −$62 /mo · $750/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $190

Break-even live

Break-even rent $831

Max offer price $105,000

Occupancy floor 77%

Sensitivity live

Price	-10% $249	-5% $219	+0% $190	+5% $160	+10% $130
Rent	-10% $105	-5% $147	+0% $190	+5% $232	+10% $274
Rate	-1.0pp $242	-0.5pp $216	base $190	+0.5pp $162	+1.0pp $135

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1036 W Monroe Ter Springfield, MO	2.0	1.0	812	$795	$0.98	24d	1	0.13mi
627 S Fort Ave Springfield, MO	2.0	1.0	880	$895	$1.02	24d	1	0.25mi
930 W Harrison St Springfield, MO	3.0	2.0	1046	$1,150	$1.10	14d	1	0.31mi
539 S Fort Ave Springfield, MO	2.0	1.0	1500	$1,025	$0.68	14d	1	0.32mi
513 S Broadway Ave Springfield, MO	2.0	1.0	800	$855	$1.07	44d	1	0.41mi
847 S Grant Ave Springfield, MO	2.0	1.0	1080	$815	$0.75	44d	1	0.43mi
1500 W Grand St Springfield, MO	2.0–3.0	1.0–1.5	1365	$1,245	$0.91	14d	3	0.45mi
1200 W Walnut St Springfield, MO	2.0	2.0	1000	$995	$0.99	14d	3	0.46mi
810 W Catalpa St Apt 302 Springfield, MO	2.0	1.0	806	$664	$0.82	24d	1	0.52mi
865 S Douglas Ave Springfield, MO	2.0	2.0	850	$895	$1.05	14d	4	0.57mi
505 W Grand St Springfield, MO	1.0–2.0	1.0–2.0	996	$1,395	$1.40	14d	1	0.58mi
1112 S Grant Ave Unit 100 Springfield, MO	2.0	2.0	1193	$1,450	$1.22	44d	1	0.60mi
1112 S Grant Ave Springfield, MO	1.0	1.0	800	$1,095	$1.37	44d	1	0.60mi
1044 S Main Ave Springfield, MO	2.0	1.0	1089	$1,050	$0.96	44d	1	0.61mi
433 W Grand St Unit C Springfield, MO	2.0	1.0	1023	$1,295	$1.27	44d	1	0.64mi
710 W Walnut St Springfield, MO	3.0	2.0	1350	$1,695	$1.26	44d	1	0.64mi
733 W College St Springfield, MO	1.0	1.0	700	$750	$1.07	14d	1	0.71mi
623 W Walnut St Springfield, MO	2.0	2.0	1180	$1,300	$1.10	44d	1	0.73mi
535 W Walnut St Springfield, MO	2.0	2.0	1096	$1,495	$1.36	44d	1	0.77mi
741 South Ave Unit 5 Springfield, MO	1.0	1.0	950	$750	$0.79	44d	1	0.78mi
1735 W Bennett St Springfield, MO	1.0	1.0	800	$1,124	$1.41	14d	2	0.81mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	14d	1	0.81mi
806 South Ave Springfield, MO	1.0	1.0	670	$1,085	$1.62	14d	3	0.82mi
430 W Pershing St Springfield, MO	2.0	2.0	765	$1,195	$1.56	14d	1	0.83mi
518 W College St Unit UBL 106 Springfield, MO	2.0	2.0	1200	$1,375	$1.15	44d	1	0.84mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	21d	5	0.85mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	24d	5	0.85mi
2204 W Madison St Springfield, MO	3.0	1.0	960	$1,095	$1.14	14d	1	0.85mi
520 W Olive St Springfield, MO	3.0	2.0	1445	$1,538	$1.06	14d	5	0.90mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	14d	4	0.91mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	24d	5	0.91mi
209 W McDaniel St Unit 209-207 Springfield, MO	1.0	1.0	700	$950	$1.36	44d	1	0.98mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	14d	8	1.01mi
309 S Jefferson Ave Unit 211 Springfield, MO	2.0	2.0	762	$767	$1.01	44d	1	1.07mi
533 Bear Blvd Unit 111 Springfield, MO	1.0	1.0	1100	$649	$0.59	44d	1	1.08mi
2412 W Lincoln St Springfield, MO	3.0	1.0	1260	$1,295	$1.03	24d	1	1.08mi
511 E Cherry St Unit 2 Springfield, MO	1.0	1.0	700	$850	$1.21	44d	1	1.10mi
627 Bear Blvd Springfield, MO	2.0	2.0	943	$1,400	$1.48	44d	2	1.17mi
1020 S Clifton Ave Springfield, MO	2.0	2.0	1010	$950	$0.94	24d	1	1.20mi
2541 W Lincoln St Springfield, MO	2.0	1.0	1034	$975	$0.94	44d	1	1.21mi

Listing history 21 events

1. 2026-06-18
   days on market $105,000 Active 35 DOM
2. 2026-06-17
   days on market $105,000 Active 34 DOM
3. 2026-06-16
   days on market $105,000 Active 33 DOM
4. 2026-06-15
   days on market $105,000 Active 32 DOM
5. 2026-06-14
   days on market $105,000 Active 30 DOM
6. 2026-06-10
   days on market $105,000 Active 27 DOM
7. 2026-06-09
   days on market $105,000 Active 26 DOM
8. 2026-06-08
   days on market $105,000 Active 25 DOM
9. 2026-06-07
   days on market $105,000 Active 24 DOM
10. 2026-06-03
    days on market $105,000 Active 20 DOM
11. 2026-06-02
    days on market $105,000 Active 19 DOM
12. 2026-06-01
    days on market $105,000 Active 18 DOM
13. 2026-05-31
    days on market $105,000 Active 17 DOM
14. 2026-05-30
    days on market $105,000 Active 16 DOM
15. 2026-05-14
    listed $105,000 Active 345-char remark
16. 2025-03-24
    historical $950
17. 2025-03-07
    listed $950
18. 2024-01-07
    historical
19. 2023-12-22
    listed
20. 2018-01-16
    soldstatus
21. 2005-06-07
    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: $750 · $62/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$269/yr (+$22/mo · 35.9%)

ⓘ 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: $12,856
• − Mortgage interest: −$5,882
• − Property taxes: −$750
• − Insurance: −$525
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$3,055
• Taxable income: $588
• Est. tax owed @ 24.0%: −$141
• After-tax cash flow: $2,133/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): 13,692
• Household income: $28,165
• Rent vs Own: 87.3% rent · 12.7% own
• Severe rent burden: 1966.0

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 (75%)
• Race & ethnicity: White 75% Two or more races 8% Hispanic / Latino 7% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Italian 1% Scotch-Irish 1%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -27.72%
• Current HPI: 208.8156
• Rent YoY: ▲ 4.17%
• 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 events — show timeline

• 2026-05-14 Listed $105,000 SOMO
• 2025-03-24 Rental Removed $950 APPFOLIO
• 2025-03-07 Listed for Rent $950 APPFOLIO
• 2024-01-07 Rental Removed — APPFOLIO
• 2023-12-22 Listed for Rent — APPFOLIO
• 2018-01-16 Sold (Public Records) — Public Records
• 2005-06-07 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $750 · +34.6% YoY. Source: county tax records.