4058 E Linwood St · Springfield, MO 65809

$300,000

2 bd · 2.0 ba · 2,206 sqft · SingleFamily public records · 88 Days on market

Built 1983 0.35 ac lot $136/sqft · 21% below area Est $383k · 22% under ↓ 12% since listing

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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 +10.3/30.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located at 4058 E Linwood St in Springfield, this well maintained 2 bedroom, 2 bathroom home offers comfortable living in a highly desirable setting within Glendale School district, just off Sunshine with convenient access to shopping, dining, and Highway 65. Featuring a brand new fence! Situated in a quiet, established neighborhood of custom built homes, this property features a large lot with mature trees and a lovely backyard deck perfect for relaxing or entertaining. Inside, the living room welcomes you with a vaulted and beamed ceiling, built in bookshelves, and a masonry fireplace that creates a warm and inviting focal point. The kitchen offers wood cabinetry and an attached dining area that connects seamlessly to the living room, creating an easy flow for everyday living. On the opposite side of the kitchen is a secondary dining space that makes an ideal breakfast area filled with natural light. The main floor primary bedroom includes dual closets and an attached bathroom for added privacy and convenience. A second bedroom and full hall bathroom complete the main level. Downstairs, the basement provides a spacious recreation area with endless potential for a game room, media room, or additional entertaining space. Additional highlights include large living areas with high ceilings, abundant storage, and thoughtful design throughout. This custom built home has been lovingly cared for and offers a rare combination of location, character, and space in one of Springfield's most sought after areas.

Key facts

• Vaulted ceiling
• Large lot
• Backyard deck

Tags

• LARGE LOT
• MATURE TREES
• BACKYARD DECK
• VAULTED CEILING
• BEAMED CEILING
• BUILT IN BOOKSHELVES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-162 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (28.8% below list).
• Recommended offer: $214k (28.8% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.6% in Springfield — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Wilder Elem. (math 42% / reading 52%, grade D-, #347 of 1,115 statewide, top 35%, 343 students, 39% FRL); Pershing Middle (math 40% / reading 51%, grade D+, #105 of 391 statewide, top 27%, 704 students, 41% FRL); Glendale High (math 21% / reading 55%, grade F, #290 of 521 statewide, top 56%, 1,307 students, 33% FRL).
• Market conditions: 167 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $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 88 days — a 6% lower offer ($282k) 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 $213,628 (28.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.32%
• DSCR: 0.90
• GRM: 11.7

CMA / ARV

• ARV (median comp): $383,435
• List price: $300,000
• Delta: -21.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3934 E Linwood Ter	0.17mi	3/2.5 (+1)	2,075 (-6%)	6mo	$375,000	$181	70
1933 S Oakmont Ave	0.44mi	3/2.0 (+1)	2,048 (-7%)	1mo	$373,500	$182	62
4100 E Linwood St	0.06mi	3/2.5 (+1)	2,346 (+6%)	22mo	$425,000	$181	61
1866 S Oakmont Ave	0.35mi	3/2.5 (+1)	2,001 (-9%)	13mo	$364,900	$182	50
4104 E Crighton Pl	0.25mi	3/2.0 (+1)	1,904 (-14%)	15mo	$309,900	$163	48
3520 E Carol Dr	0.71mi	3/2.5 (+1)	2,101 (-5%)	10mo	$300,000	$143	44
3628 E Stanford St	0.52mi	3/2.0 (+1)	1,982 (-10%)	13mo	$246,000	$124	43
4058 E Latoka St	0.47mi	3/2.0 (+1)	2,523 (+14%)	10mo	$339,900	$135	41
4129 E Windsong St	0.74mi	3/2.5 (+1)	2,415 (+10%)	11mo	$415,000	$172	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.2%
• Equity multiple: 0.30×
• Total profit: $-59,042
• Equity at exit: $44,731

10-year hold

• IRR: -13.3%
• Equity multiple: 0.22×
• Total profit: $-65,133
• Equity at exit: $25,939

Cash invested: $84,000 (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 65809

• Home prices YoY: -24.0%
• Active inventory: 167
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,136 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$152 /mo · $1,818/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-162

Break-even live

Break-even rent $2,341

Max offer price $271,366

Occupancy floor —

Sensitivity live

Price	-10% $8	-5% $-77	+0% $-162	+5% $-247	+10% $-332
Rent	-10% $-331	-5% $-246	+0% $-162	+5% $-78	+10% $7
Rate	-1.0pp $-11	-0.5pp $-86	base $-162	+0.5pp $-240	+1.0pp $-319

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1225 S Ingram Mill Rd Springfield, MO	1.0–2.0	1.0–2.0	1150	$2,345	$2.04	15d	4	1.03mi
1603 S Saint Charles Ave Springfield, MO	3.0	2.0	1452	$1,695	$1.17	45d	1	1.11mi
2525 S Mumford Ave Springfield, MO	3.0	2.5	2000	$2,450	$1.23	45d	1	1.24mi
3700 E Cherry St Springfield, MO	2.0	2.0	1527	$2,000	$1.31	15d	1	1.30mi

Listing history 4 events

1. 2026-05-11
   price $300,000 1525-char remark

   Show marketing remark (1525 chars)

   Located at 4058 E Linwood St in Springfield, this well maintained 2 bedroom, 2 bathroom home offers comfortable living in a highly desirable setting within Glendale School district, just off Sunshine with convenient access to shopping, dining, and Highway 65. Featuring a brand new fence! Situated in a quiet, established neighborhood of custom built homes, this property features a large lot with mature trees and a lovely backyard deck perfect for relaxing or entertaining. Inside, the living room welcomes you with a vaulted and beamed ceiling, built in bookshelves, and a masonry fireplace that creates a warm and inviting focal point. The kitchen offers wood cabinetry and an attached dining area that connects seamlessly to the living room, creating an easy flow for everyday living. On the opposite side of the kitchen is a secondary dining space that makes an ideal breakfast area filled with natural light. The main floor primary bedroom includes dual closets and an attached bathroom for added privacy and convenience. A second bedroom and full hall bathroom complete the main level. Downstairs, the basement provides a spacious recreation area with endless potential for a game room, media room, or additional entertaining space. Additional highlights include large living areas with high ceilings, abundant storage, and thoughtful design throughout. This custom built home has been lovingly cared for and offers a rare combination of location, character, and space in one of Springfield's most sought after areas.

2. 2026-04-24
   price $315,000 1525-char remark

   Show marketing remark (1525 chars)

   Located at 4058 E Linwood St in Springfield, this well maintained 2 bedroom, 2 bathroom home offers comfortable living in a highly desirable setting within Glendale School district, just off Sunshine with convenient access to shopping, dining, and Highway 65. Featuring a brand new fence! Situated in a quiet, established neighborhood of custom built homes, this property features a large lot with mature trees and a lovely backyard deck perfect for relaxing or entertaining. Inside, the living room welcomes you with a vaulted and beamed ceiling, built in bookshelves, and a masonry fireplace that creates a warm and inviting focal point. The kitchen offers wood cabinetry and an attached dining area that connects seamlessly to the living room, creating an easy flow for everyday living. On the opposite side of the kitchen is a secondary dining space that makes an ideal breakfast area filled with natural light. The main floor primary bedroom includes dual closets and an attached bathroom for added privacy and convenience. A second bedroom and full hall bathroom complete the main level. Downstairs, the basement provides a spacious recreation area with endless potential for a game room, media room, or additional entertaining space. Additional highlights include large living areas with high ceilings, abundant storage, and thoughtful design throughout. This custom built home has been lovingly cared for and offers a rare combination of location, character, and space in one of Springfield's most sought after areas.

3. 2026-02-23
   listed $339,900 Active 1525-char remark

   Show marketing remark (1525 chars)

   Located at 4058 E Linwood St in Springfield, this well maintained 2 bedroom, 2 bathroom home offers comfortable living in a highly desirable setting within Glendale School district, just off Sunshine with convenient access to shopping, dining, and Highway 65. Featuring a brand new fence! Situated in a quiet, established neighborhood of custom built homes, this property features a large lot with mature trees and a lovely backyard deck perfect for relaxing or entertaining. Inside, the living room welcomes you with a vaulted and beamed ceiling, built in bookshelves, and a masonry fireplace that creates a warm and inviting focal point. The kitchen offers wood cabinetry and an attached dining area that connects seamlessly to the living room, creating an easy flow for everyday living. On the opposite side of the kitchen is a secondary dining space that makes an ideal breakfast area filled with natural light. The main floor primary bedroom includes dual closets and an attached bathroom for added privacy and convenience. A second bedroom and full hall bathroom complete the main level. Downstairs, the basement provides a spacious recreation area with endless potential for a game room, media room, or additional entertaining space. Additional highlights include large living areas with high ceilings, abundant storage, and thoughtful design throughout. This custom built home has been lovingly cared for and offers a rare combination of location, character, and space in one of Springfield's most sought after areas.

4. 2019-11-25
   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: $1,818 · $152/mo
• Projected year-2 tax: $2,910 · $242/mo
• Expected delta: +$1,092/yr (+$91/mo · 60.0%)

ⓘ 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 4/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,635
• − Mortgage interest: −$16,805
• − Property taxes: −$1,818
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,051
• − Management: −$2,051
• − Depreciation: −$8,727
• Taxable loss: −$7,316
• Est. tax savings @ 24.0%: +$1,756
• After-tax cash flow: $-189/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

• City population: 223,044
• Population (ZIP): 11,228

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% Asian 5% Two or more races 2% Hispanic / Latino 2% Black 1%
• Common ancestry: Slovak 5% Lithuanian 3% Italian 2%
• Foreign-born: 4% · Vietnam, Canada
• Languages at home: 93% English-only · Vietnamese 2% Spanish 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: ▼ -58.70%
• Current HPI: 186.1267
• Rent YoY: —
• Metro: —
• 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

-11.7% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $300,000 SOMO
• 2026-04-24 Price Changed $315,000 SOMO
• 2026-02-23 Listed $339,900 SOMO
• 2019-11-25 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,818 · +0.0% YoY. Source: county tax records.