2149 N National Ave · Springfield, MO 65803

$99,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 35 Days on market

Built 1891 6,534 sqft lot $98/sqft · 16% below area Est $118k · 16% under

---

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 +23.5/30.0
• ARV discount +14.8/15.0
• DSCR +7.6/10.0
• 1% rule +5.6/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for an investor or future owner-occupant. Tenant currently in place. Property is being sold as-is

Key facts

• 6,534 sq ft lot
• Built 1891
• Listed 35 days

Property features AI

Finance

• Other: Building area listed as 1,008; Above-grade finished area listed as 1,008
• Financial info: Tax information provided (amount withheld from output)
• HOA & community: HOA details not specified

Exterior

• Parking: Parking details not specified
• Security: Security details not specified
• Utilities: Public water; Sewer: Other
• Home design: Single-family residence; Residential property; One story
• Construction: Construction details not specified
• Exterior features: Lot on approximately 0.15 acres; Subdivision: Hobart's

Interior

• Kitchen: Kitchen details not specified
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not specified
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Natural gas heating with forced air
• Interior features: One-level living
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (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: Robberson Elem. (math 27% / reading 32%, grade F, #813 of 1,115 statewide, top 75%, 166 students, 89% FRL); Hillcrest High (math 9% / reading 35%, grade F, #462 of 521 statewide, top 90%, 1,017 students, 64% 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 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); 394 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $684 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 ($96k) is reasonable based on typical stale-listing flexibility.
• 11 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 1891 — 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 $96,030 (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 1891 — 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: 1.06% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.99%
• DSCR: 1.36
• GRM: 7.9

CMA / ARV

• ARV (median comp): $118,283
• List price: $99,000
• Delta: -16.30%
• 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
1112 E Dale St	0.14mi	2/1.0	988 (-2%)	1mo	$114,900	$116	89
2023 N Taylor Ave	0.18mi	2/1.0	1,035 (+3%)	2mo	$80,000	$77	86
2036 N Prospect Ave	0.22mi	2/1.0	976 (-3%)	0mo	$125,000	$128	84
2111 N Rogers Ave	0.21mi	2/1.0	962 (-5%)	1mo	$165,000	$172	82
2033 N Taylor Ave	0.17mi	3/1.0 (+1)	1,036 (+3%)	2mo	$120,000	$116	81
2110 N Pickwick Ave	0.36mi	2/1.0	1,022 (+1%)	1mo	$132,500	$130	80
2160 N Kellett Ave	0.31mi	2/1.0	964 (-4%)	2mo	$104,900	$109	76
1433 E Commercial St	0.53mi	2/1.0	1,008 (0%)	1mo	$124,900	$124	74
2310 N Pierce Ave	0.43mi	2/1.0	976 (-3%)	1mo	$14,900	$15	74
1012 E Talmage St	0.56mi	2/1.0	960 (-5%)	2mo	$139,000	$145	64
1725 N Weller Ave	0.65mi	2/1.5	1,088 (+8%)	1mo	$130,000	$119	54
2015 N Benton Ave	0.71mi	2/2.0	1,080 (+7%)	3mo	$129,900	$120	49

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 · 4.24% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.89×
• Total profit: $-2,974
• Equity at exit: $14,761

10-year hold

• IRR: 8.1%
• Equity multiple: 1.65×
• Total profit: $18,080
• Equity at exit: $8,560

Cash invested: $27,720 (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 65803

• Home prices YoY: -29.8%
• Rents YoY: 4.2%
• Active inventory: 394
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,048 high
• Mortgage (P&I): −$519
• Tax from tax record: −$83 /mo · $999/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $185

Break-even live

Break-even rent $815

Max offer price $99,000

Occupancy floor 77%

Sensitivity live

Price	-10% $241	-5% $213	+0% $185	+5% $157	+10% $128
Rent	-10% $102	-5% $143	+0% $185	+5% $226	+10% $267
Rate	-1.0pp $234	-0.5pp $210	base $185	+0.5pp $159	+1.0pp $133

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2153 N National Ave Springfield, MO	3.0	1.0	1163	$1,195	$1.03	14d	1	0.02mi
2234 N Travis Ave Springfield, MO	1.0	1.0	890	$750	$0.84	44d	1	0.18mi
2337 N Ramsey Ave Springfield, MO	2.0	1.0	882	$875	$0.99	14d	1	0.21mi
2313 N Rogers Ave Unit 1 Springfield, MO	2.0	2.0	882	$950	$1.08	14d	1	0.24mi
2345 N Prospect Ave Springfield, MO	2.0	1.0	792	$850	$1.07	14d	1	0.25mi
2054 N Rogers Ave Springfield, MO	2.0	1.0	888	$925	$1.04	14d	1	0.26mi
1447 E Oakwood Ln Springfield, MO	2.0	2.0	982	$1,395	$1.42	44d	1	0.38mi
2221 N Weller Ave Springfield, MO	3.0	2.0	1215	$1,395	$1.15	14d	1	0.40mi
805 E Garfield St Springfield, MO	2.0	1.0	950	$950	$1.00	14d	1	0.46mi
2337 N Delaware Ave Springfield, MO	2.0	1.0	876	$1,195	$1.36	44d	1	0.49mi
2034 N Washington Ave Springfield, MO	2.0	1.0	800	$875	$1.09	44d	1	0.59mi
1636 N National Ave Springfield, MO	3.0	1.5	1000	$995	$0.99	44d	1	0.59mi
1501 E Blaine St Springfield, MO	2.0	1.0	958	$695	$0.73	24d	1	0.65mi
1112 E Locust St Springfield, MO	2.0	1.0	840	$945	$1.12	24d	1	0.68mi
407 E Dale St Apt B Springfield, MO	2.0	1.0	720	$795	$1.10	14d	1	0.76mi
1339 E Division St Springfield, MO	3.0	2.0	1186	$1,350	$1.14	24d	1	0.78mi
1529 N Weller Ave Springfield, MO	2.0	1.0	870	$995	$1.14	24d	1	0.80mi
716 E Locust St Unit A Springfield, MO	2.0	1.0	915	$850	$0.93	24d	1	0.81mi
1710 E Commercial St Unit B Springfield, MO	2.0	1.0	950	$775	$0.82	44d	1	0.83mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	44d	1	0.90mi
STE Springfield, MO	3.0	2.0	1477	$1,600	$1.08	14d	2	0.93mi
2940 N East Ave Springfield, MO	2.0	2.0	915	$700	$0.77	14d	1	0.97mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	44d	1	0.99mi
1623 N Jefferson Ave Unit B Springfield, MO	1.0	1.0	750	$950	$1.27	44d	1	1.00mi
1306 N Frisco Ave Apt A Springfield, MO	2.0	1.5–2.0	970	$995	$1.03	14d	19	1.02mi
1409 N Washington Ave Springfield, MO	2.0	1.0	839	$1,405	$1.67	14d	2	1.07mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	21d	1	1.08mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	44d	1	1.09mi
1034 E McCanse St Springfield, MO	3.0	1.0	910	$1,150	$1.26	24d	1	1.13mi
2850 N Campbell Ave Apt S Springfield, MO	1.0	1.0	727	$750	$1.03	44d	1	1.28mi
3218 N National Ave Springfield, MO	3.0	2.0	1482	$1,495	$1.01	44d	1	1.30mi
2650 N Barnes Ave Unit A 23 Springfield, MO	3.0	2.0	1200	$1,200	$1.00	44d	1	1.38mi
2650 N Barnes Ave Apt C22 Springfield, MO	2.0	2.0	1100	$1,000	$0.91	44d	1	1.38mi
603 W Division St Springfield, MO	2.0	1.0	816	$995	$1.22	14d	1	1.41mi

Listing history 31 events

1. 2026-06-18
   days on market $99,000 Active 35 DOM
2. 2026-06-17
   days on market $99,000 Active 34 DOM
3. 2026-06-16
   days on market $99,000 Active 33 DOM
4. 2026-06-15
   days on market $99,000 Active 32 DOM
5. 2026-06-14
   days on market $99,000 Active 30 DOM
6. 2026-06-10
   days on market $99,000 Active 27 DOM
7. 2026-06-09
   days on market $99,000 Active 26 DOM
8. 2026-06-08
   days on market $99,000 Active 25 DOM
9. 2026-06-07
   days on market $99,000 Active 24 DOM
10. 2026-06-03
    days on market $99,000 Active 20 DOM
11. 2026-06-02
    days on market $99,000 Active 19 DOM
12. 2026-06-01
    days on market $99,000 Active 18 DOM
13. 2026-05-31
    days on market $99,000 Active 17 DOM
14. 2026-05-30
    days on market $99,000 Active 16 DOM
15. 2026-05-14
    listed $99,000 Active 115-char remark
16. 2025-09-12
    historical $895
17. 2025-08-07
    listed $895
18. 2023-12-15
    historical $895
19. 2023-10-25
    listed $895
20. 2023-09-14
    price $114,900
21. 2023-08-30
    status Active
22. 2023-08-04
    historical
23. 2023-08-03
    status Active
24. 2023-08-01
    historical
25. 2023-07-28
    listed $119,900 Active
26. 2020-03-10
    listed $99,900
27. 2018-12-11
    listed $343,900
28. 2018-08-27
    listed $348,900
29. 2016-01-25
    listed $67,717
30. 2008-04-25
    listed $32,900
31. 2004-09-09
    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: $999 · $83/mo
• Projected year-2 tax: $999 · $83/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $12,581
• − Mortgage interest: −$5,546
• − Property taxes: −$999
• − Insurance: −$495
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$2,880
• Taxable income: $648
• Est. tax owed @ 24.0%: −$156
• After-tax cash flow: $2,059/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): 42,882
• Household income: $50,572
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1305.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 9% Hispanic / Latino 6% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Italian 2% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -87.08%
• Current HPI: 205.0439
• Rent YoY: ▲ 4.24%
• 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

+200.9% since first listed

17 events — show timeline

• 2026-05-14 Listed $99,000 SOMO
• 2025-09-12 Rental Removed $895 APPFOLIO
• 2025-08-07 Listed for Rent $895 APPFOLIO
• 2023-12-15 Rental Removed $895 APPFOLIO
• 2023-10-25 Listed for Rent $895 APPFOLIO
• 2023-09-14 Price Changed $114,900 SOMO
• 2023-08-30 Relisted — SOMO
• 2023-08-04 Delisted — SOMO
• 2023-08-03 Relisted — SOMO
• 2023-08-01 Delisted — SOMO
• 2023-07-28 Listed $119,900 SOMO
• 2020-03-10 Listed $99,900 SOMO
• 2018-12-11 Listed $343,900 SOMO
• 2018-08-27 Listed $348,900 SOMO
• 2016-01-25 Listed $67,717 SOMO
• 2008-04-25 Listed $32,900 SOMO
• 2004-09-09 Sold (Public Records) — Public Records

Property tax history

+10.1%/yr

Latest (2025): $999 · +17.2% YoY. Source: county tax records.