841 S Newton Ave · Springfield, MO 65806

$85,000

1 bd · 1.0 ba · 840 sqft · SingleFamily public records · 29 Days on market

Built 1917 7,405 sqft lot $101/sqft · 32% below area Est $125k · 32% 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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +5.9/10.0
• 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

Charming property with a cute front porch and mature trees creating great curb appeal. Tenant in place, making this an easy as-is investment opportunity.

Key facts

• Front porch
• Curb appeal
• Mature trees

Tags

• FRONT PORCH
• MATURE TREES
• CURB APPEAL
• INVESTMENT OPPORTUNITY

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: 840 above-grade finished area
• Exterior features: Approximately 0.17-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (type not specified); No central cooling
• Interior features: One full bathroom

🏷️ Possibly a rental listed for sale. The $85,000 price doesn't fit this home's estimated sale value (~$124,586) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($923 rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Sunshine Elem. (math 22% / reading 32%, grade F, #850 of 1,115 statewide, top 78%, 351 students, 75% FRL); Parkview High (math 11% / reading 40%, grade F, #433 of 521 statewide, top 83%, 1,234 students, 62% FRL) — zoned schools average 69% FRL vs 46% district-wide (22 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); 86 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 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.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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 1917 — 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 $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1917 — 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: 1.09% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.55%
• DSCR: 1.47
• GRM: 7.7

CMA / ARV

• ARV (median comp): $124,586
• List price: $85,000
• Delta: -31.77%
• 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
1530 W Lombard St	0.14mi	2/1.0 (+1)	840 (0%)	1mo	$145,000	$173	87
942 S Nettleton Ave	0.14mi	2/2.0 (+1)	816 (-3%)	0mo	$122,900	$151	79
1012 S Fort Ave	0.22mi	2/1.0 (+1)	768 (-9%)	1mo	$105,000	$137	70
1259 S Ferguson Ave	0.55mi	1/1.0	864 (+3%)	4mo	$140,000	$162	66
845 S Newton Ave	0.01mi	2/1.0 (+1)	962 (+14%)	7mo	$134,900	$140	65
1068 S Broadway Ave	0.46mi	2/1.0 (+1)	821 (-2%)	7mo	$139,900	$170	64
735 S Missouri Ave	0.44mi	2/1.0 (+1)	904 (+8%)	0mo	$140,000	$155	61
1310 W State St	0.21mi	2/1.0 (+1)	728 (-13%)	3mo	$114,900	$158	60
1121 S Fort Ave	0.38mi	2/1.0 (+1)	741 (-12%)	4mo	$67,000	$90	54
1055 S New Ave	0.35mi	2/1.0 (+1)	724 (-14%)	5mo	$149,900	$207	52
1107 S Broadway Ave	0.47mi	2/1.0 (+1)	926 (+10%)	8mo	$124,500	$134	50
942 S Market Ave	0.74mi	2/1.0 (+1)	884 (+5%)	6mo	$139,000	$157	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: 0.7%
• Equity multiple: 1.03×
• Total profit: $620
• Equity at exit: $12,674

10-year hold

• IRR: 11.3%
• Equity multiple: 1.93×
• Total profit: $22,199
• Equity at exit: $7,349

Cash invested: $23,800 (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: 7.7×

Monthly cashflow live

• Estimated rent: $923 high
• Mortgage (P&I): −$446
• Tax from tax record: −$38 /mo · $461/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $209

Break-even live

Break-even rent $658

Max offer price $85,000

Occupancy floor 72%

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: $21,250
• Closing costs: $2,550
• 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	23d	1	0.31mi
627 S Fort Ave Springfield, MO	2.0	1.0	880	$895	$1.02	23d	1	0.32mi
810 W Catalpa St Apt 316 Springfield, MO	1.0	1.0	581	$551	$0.95	23d	1	0.56mi
810 W Catalpa St Apt 302 Springfield, MO	2.0	1.0	806	$664	$0.82	23d	1	0.56mi
513 S Broadway Ave Springfield, MO	2.0	1.0	800	$855	$1.07	43d	1	0.56mi
1200 W Walnut St Springfield, MO	2.0	2.0	1000	$995	$0.99	13d	3	0.56mi
847 S Grant Ave Springfield, MO	2.0	1.0	1080	$815	$0.75	43d	1	0.59mi
1735 W Bennett St Springfield, MO	1.0	1.0	800	$1,124	$1.41	13d	2	0.66mi
1911 W Elm St Springfield, MO	2.0	1.0	580	$875	$1.51	43d	1	0.67mi
1112 S Grant Ave Springfield, MO	1.0	1.0	800	$1,095	$1.37	43d	1	0.69mi
505 W Grand St Springfield, MO	1.0–2.0	1.0–2.0	996	$1,095	$1.10	13d	1	0.73mi
1044 S Main Ave Springfield, MO	2.0	1.0	1089	$1,050	$0.96	43d	1	0.73mi
865 S Douglas Ave Springfield, MO	2.0	2.0	850	$895	$1.05	13d	4	0.73mi
433 W Grand St Unit C Springfield, MO	2.0	1.0	1023	$1,295	$1.27	43d	1	0.79mi
733 W College St Springfield, MO	1.0	1.0	700	$750	$1.07	13d	1	0.86mi
901 South Ave Springfield, MO	2.0–3.0	1.0–2.0	695	$825	$1.19	43d	1	0.94mi
535 W Walnut St Springfield, MO	2.0	2.0	1096	$1,495	$1.36	43d	1	0.94mi
301 W State St Unit D Springfield, MO	1.0	1.0	570	$875	$1.54	23d	1	0.95mi
741 South Ave Unit 5 Springfield, MO	1.0	1.0	950	$750	$0.79	43d	1	0.96mi
755 South Ave Unit 2 Springfield, MO	1.0	1.0	600	$850	$1.42	23d	1	0.96mi
806 South Ave Springfield, MO	1.0	1.0	670	$1,085	$1.62	13d	3	0.98mi
430 W Pershing St Springfield, MO	2.0	2.0	765	$1,195	$1.56	13d	1	1.01mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	21d	5	1.02mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	23d	5	1.02mi
1020 S Clifton Ave Springfield, MO	2.0	2.0	1010	$950	$0.94	23d	1	1.03mi
1040 S Clifton Ave Springfield, MO	2.0	2.0	1010	$945	$0.94	13d	1	1.04mi
305 S Campbell Ave Unit 208 Springfield, MO	1.0	1.0	649	$975	$1.50	13d	1	1.05mi
1634 S Marion Ave Springfield, MO	3.0	1.0–2.0	845	$1,145	$1.36	13d	23	1.07mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,150	$0.85	13d	4	1.08mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,150	$0.85	23d	5	1.08mi
2541 W Lincoln St Springfield, MO	2.0	1.0	1034	$975	$0.94	43d	1	1.08mi
1625 S Marion Ave Springfield, MO	1.0–2.0	1.0–2.0	900	$1,107	$1.23	13d	5	1.11mi
209 W McDaniel St Unit 209-207 Springfield, MO	1.0	1.0	700	$950	$1.36	43d	1	1.15mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$969	$0.89	13d	8	1.18mi
522 N Park Ave Springfield, MO	1.0	1.0	608	$950	$1.56	43d	1	1.19mi
520 S Scenic Ave Unit 101-A Springfield, MO	1.0	1.0	550	$650	$1.18	43d	1	1.22mi
1017 W Washita St Unit 2 Springfield, MO	1.0	1.0	585	$825	$1.41	13d	1	1.25mi
309 S Jefferson Ave Unit 211 Springfield, MO	2.0	2.0	762	$767	$1.01	43d	1	1.25mi
533 Bear Blvd Unit 111 Springfield, MO	1.0	1.0	1100	$649	$0.59	43d	1	1.25mi
511 E Cherry St Unit 2 Springfield, MO	1.0	1.0	700	$850	$1.21	43d	1	1.28mi

Listing history 21 events

1. 2026-06-18
   days on market $85,000 Active 29 DOM
2. 2026-06-17
   days on market $85,000 Active 28 DOM
3. 2026-06-16
   days on market $85,000 Active 27 DOM
4. 2026-06-15
   days on market $85,000 Active 26 DOM
5. 2026-06-14
   days on market $85,000 Active 24 DOM
6. 2026-06-10
   days on market $85,000 Active 21 DOM
7. 2026-06-09
   days on market $85,000 Active 20 DOM
8. 2026-06-08
   days on market $85,000 Active 19 DOM
9. 2026-06-07
   days on market $85,000 Active 18 DOM
10. 2026-06-03
    days on market $85,000 Active 14 DOM
11. 2026-06-02
    days on market $85,000 Active 13 DOM
12. 2026-06-01
    days on market $85,000 Active 12 DOM
13. 2026-05-31
    days on market $85,000 Active 11 DOM
14. 2026-05-30
    statusdays on market $85,000 Active 10 DOM
15. 2026-05-14
    listed $85,000 Active 153-char remark
16. 2017-07-13
    listed $49,900
17. 2016-05-06
    soldstatus
18. 2016-04-29
    soldstatus
19. 2015-11-11
    listed $36,000
20. 2008-12-10
    listed $54,900
21. 2008-04-07
    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: $461 · $38/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$363/yr (+$30/mo · 78.7%)

ⓘ 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: $11,070
• − Mortgage interest: −$4,761
• − Property taxes: −$461
• − Insurance: −$425
• − Repairs & maintenance: −$886
• − Management: −$886
• − Depreciation: −$2,473
• Taxable income: $1,179
• Est. tax owed @ 24.0%: −$283
• After-tax cash flow: $2,227/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

+54.8% since first listed

9 events — show timeline

• 2026-05-30 Relisted — SOMO
• 2026-05-23 Pending — SOMO
• 2026-05-14 Listed $85,000 SOMO
• 2017-07-13 Listed $49,900 SOMO
• 2016-05-06 Sold (Public Records) — Public Records
• 2016-04-29 Sold (MLS) — SOMO
• 2015-11-11 Listed $36,000 SOMO
• 2008-12-10 Listed $54,900 SOMO
• 2008-04-07 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $461 · +19.8% YoY. Source: county tax records.