2019 W Webster St · Springfield, MO 65802

$120,000

2 bd · 1.0 ba · 1,004 sqft · SingleFamily public records · 86 Days on market

Built 1960 8,712 sqft lot $120/sqft · 9% below area Est $132k · 9% 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 +17.0/30.0
• ARV discount +11.7/15.0
• DSCR +5.3/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• 1% rule +3.5/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2-bedroom, 1-bath home offers classic hardwood floors and recent updates, including a gas water heater replaced within the last year. An excellent investment property opportunity--ideal for adding to your rental portfolio or as a value-add project.

Key facts

• Gas water heater
• Hardwood floors
• 8,712 sq ft lot

Tags

• HARDWOOD FLOORS
• GAS WATER HEATER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $82 ($981/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 $102k (14.6% below list).
• Recommended offer: $102k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: York Elem. (math 32% / reading 47%, grade F, #537 of 1,115 statewide, top 53%, 204 students, 89% FRL); Pipkin Middle (math 20% / reading 29%, grade F, #324 of 391 statewide, top 83%, 340 students, 82% FRL) — zoned schools average 86% FRL vs 46% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 520 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $830 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

• It's been on market 86 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $102,482 (14.6% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.85% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.92%
• DSCR: 1.13
• GRM: 9.8

CMA / ARV

• ARV (median comp): $132,220
• List price: $120,000
• Delta: -9.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2019 W Webster St	0.00mi	2/1.0	1,004 (0%)	1mo	$120,000	$120	100
2017 W Calhoun St	0.08mi	2/1.0	891 (-11%)	1mo	$142,500	$160	76
2326 W Nichols St	0.32mi	2/1.0	945 (-6%)	1mo	$150,000	$159	74
1520 W Lynn St	0.45mi	3/1.0 (+1)	1,006 (+0%)	1mo	$130,000	$129	73
918 N Nettleton Ave	0.52mi	2/1.0	971 (-3%)	1mo	$105,000	$108	70
1330 N Fulbright Ave	0.62mi	2/1.0	1,008 (+0%)	1mo	$115,000	$114	69
1020 N Ethyl Ave	0.56mi	3/2.0 (+1)	989 (-2%)	2mo	$179,900	$182	61
717 N West Ave	0.55mi	2/1.0	909 (-10%)	1mo	$125,000	$138	58
2200 W Phelps St	0.61mi	3/1.0 (+1)	936 (-7%)	0mo	$135,900	$145	55
659 N Lafontaine Ave	0.41mi	3/1.0 (+1)	876 (-13%)	2mo	$164,900	$188	53
1208 N Fulbright Ave	0.61mi	2/1.0	1,116 (+11%)	0mo	$56,500	$51	53
521 N Park Ave	0.56mi	3/1.0 (+1)	910 (-9%)	1mo	$85,000	$93	52

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: -9.9%
• Equity multiple: 0.63×
• Total profit: $-12,373
• Equity at exit: $17,892

10-year hold

• IRR: 1.5%
• Equity multiple: 1.12×
• Total profit: $3,880
• Equity at exit: $10,375

Cash invested: $33,600 (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 →

ZIP-level market 65802

• Home prices YoY: -31.9%
• Rents YoY: 4.8%
• Active inventory: 520
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,025 high
• Mortgage (P&I): −$629
• Tax from tax record: −$49 /mo · $582/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $82

Break-even live

Break-even rent $921

Max offer price $120,000

Occupancy floor 87%

Sensitivity live

Price	-10% $150	-5% $116	+0% $82	+5% $48	+10% $14
Rent	-10% $1	-5% $41	+0% $82	+5% $122	+10% $163
Rate	-1.0pp $142	-0.5pp $112	base $82	+0.5pp $51	+1.0pp $19

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
740 N West Ave Springfield, MO	3.0	1.0	900	$995	$1.11	25d	1	0.50mi
741 N West Ave Springfield, MO	2.0	1.0	912	$950	$1.04	45d	1	0.53mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	25d	1	0.54mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	15d	1	0.88mi
922 N Glenn Ave Springfield, MO	2.0	1.0	780	$1,100	$1.41	45d	1	0.88mi
2117 N Lexington Ave Springfield, MO	3.0	1.0	1040	$1,195	$1.15	45d	1	1.02mi
3016 W Hovey St Springfield, MO	3.0	2.0	1059	$1,350	$1.27	45d	1	1.03mi
2126 N Lexington Ave Springfield, MO	2.0	1.0	990	$895	$0.90	15d	1	1.05mi
2602 W College St Springfield, MO	2.0	1.0	1350	$995	$0.74	15d	1	1.06mi
3031 W Pacific St Springfield, MO	3.0	1.5	1008	$1,295	$1.28	23d	1	1.15mi
815 N Grant Ave Unit A Springfield, MO	2.0	1.0	801	$625	$0.78	45d	1	1.16mi
2412 W Lincoln St Springfield, MO	3.0	1.0	1260	$1,295	$1.03	25d	1	1.19mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	25d	1	1.20mi
2541 W Lincoln St Springfield, MO	2.0	1.0	1034	$975	$0.94	45d	1	1.20mi
2224 N Clifton Ave Unit 2238-A Springfield, MO	2.0	1.0	756	$695	$0.92	15d	1	1.21mi
616 W Webster St Springfield, MO	2.0	1.5	1178	$1,050	$0.89	15d	1	1.22mi
2120 N Johnston Ave Springfield, MO	2.0	1.0	880	$925	$1.05	45d	1	1.24mi
1200 W Walnut St Springfield, MO	2.0	2.0	1000	$995	$0.99	15d	3	1.25mi
603 W Division St Springfield, MO	2.0	1.0	816	$995	$1.22	15d	1	1.26mi
2854 W Walnut St Springfield, MO	3.0	1.0	945	$995	$1.05	23d	1	1.33mi
539 S Fort Ave Springfield, MO	2.0	1.0	1500	$1,025	$0.68	15d	1	1.34mi
733 W College St Springfield, MO	1.0	1.0	700	$750	$1.07	15d	1	1.39mi
627 S Fort Ave Springfield, MO	2.0	1.0	880	$895	$1.02	25d	1	1.41mi
513 S Broadway Ave Springfield, MO	2.0	1.0	800	$855	$1.07	45d	1	1.43mi
3028 W Walnut St Springfield, MO	2.0	1.0	975	$850	$0.87	23d	1	1.46mi
3002 W Elm St Springfield, MO	3.0	2.0	1128	$1,295	$1.15	23d	1	1.47mi
865 S Douglas Ave Springfield, MO	2.0	2.0	850	$895	$1.05	15d	4	1.48mi

Listing history 5 events

1. 2026-05-07
   status Pending 253-char remark

   Show marketing remark (253 chars)

   This 2-bedroom, 1-bath home offers classic hardwood floors and recent updates, including a gas water heater replaced within the last year. An excellent investment property opportunity--ideal for adding to your rental portfolio or as a value-add project.

2. 2026-03-08
   price $120,000 253-char remark

   Show marketing remark (253 chars)

   This 2-bedroom, 1-bath home offers classic hardwood floors and recent updates, including a gas water heater replaced within the last year. An excellent investment property opportunity--ideal for adding to your rental portfolio or as a value-add project.

3. 2026-02-10
   listed $130,000 Active 253-char remark

   Show marketing remark (253 chars)

   This 2-bedroom, 1-bath home offers classic hardwood floors and recent updates, including a gas water heater replaced within the last year. An excellent investment property opportunity--ideal for adding to your rental portfolio or as a value-add project.

4. 2017-10-19
   listed $59,500
5. 2007-03-05
   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: $582 · $49/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$582/yr (+$48/mo · 99.9%)

ⓘ 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 · 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: $12,298
• − Mortgage interest: −$6,722
• − Property taxes: −$582
• − Insurance: −$600
• − Repairs & maintenance: −$984
• − Management: −$984
• − Depreciation: −$3,491
• Taxable loss: −$1,065
• Est. tax savings @ 24.0%: +$256
• After-tax cash flow: $1,237/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

+101.7% since first listed

5 events — show timeline

• 2026-05-07 Pending — SOMO
• 2026-03-08 Price Changed $120,000 SOMO
• 2026-02-10 Listed $130,000 SOMO
• 2017-10-19 Listed $59,500 SOMO
• 2007-03-05 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $582 · +22.4% YoY. Source: county tax records.