None · Springfield, MO 65802

$139,900

2 bd · 2.0 ba · 1,470 sqft · Other public records · 41 Days on market

Built 1896 6,970 sqft lot $95/sqft · 11% below area Est $161k · 13% under ↓ 4% since listing

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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 +16.3/30.0
• ARV discount +13.4/15.0
• DSCR +5.1/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• 1% rule +3.3/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Duplex with new exterior insulation and siding. One unit is open and one is rented. Call to schedule a showing today. Owner is license real estate salesperson in the state of Missouri.

Key facts

• 6,970 sq ft lot
• Built 1896
• Listed 41 days

Property features AI

Finance

• HOA & community: On-site laundry (association amenity)

Exterior

• Utilities: Public water; Public sewer
• Home design: Duplex (residential income property)
• Construction: Vinyl siding; Asphalt composition roof
• Exterior features: Asphalt road access

Interior

• Kitchen: Range; Refrigerator
• Heating & cooling: Central heating; Baseboard heating; Ceiling fan(s); Window unit(s)
• Interior features: Storage
• Laundry & utility: Washer/Dryer available in association laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $77 ($930/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 $117k (16.6% below list).
• Recommended offer: $117k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Weaver Elem. (math 27% / reading 47%, grade F, #611 of 1,115 statewide, top 59%, 224 students, 91% FRL); Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL) — zoned schools average 71% FRL vs 46% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 512 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $967 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 41 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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 1896 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,654 (16.6% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1896 — 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: 0.83% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.37%
• DSCR: 1.11
• GRM: 10.0

CMA / ARV

• ARV (median comp): $160,854
• List price: $139,900
• Delta: -13.03%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.82% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.60×
• Total profit: $-15,618
• Equity at exit: $20,860

10-year hold

• IRR: 0.6%
• Equity multiple: 1.05×
• Total profit: $1,782
• Equity at exit: $12,096

Cash invested: $39,172 (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: 512
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,167 high
• Mortgage (P&I): −$734
• Tax from tax record: −$52 /mo · $626/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $77

Break-even live

Break-even rent $1,068

Max offer price $139,900

Occupancy floor 88%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
616 W Webster St Springfield, MO	2.0	1.5	1178	$1,050	$0.89	14d	1	0.10mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	23d	1	0.30mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	44d	1	0.55mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	23d	1	0.62mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	21d	1	0.62mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	44d	1	0.80mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	14d	4	0.87mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	23d	5	0.87mi
520 W Olive St Springfield, MO	3.0	2.0	1445	$1,538	$1.06	14d	5	0.87mi
716 E Locust St Unit A Springfield, MO	2.0	1.0	915	$850	$0.93	23d	1	0.90mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	14d	8	0.91mi
518 W College St Unit UBL 106 Springfield, MO	2.0	2.0	1200	$1,375	$1.15	44d	1	0.93mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	23d	5	0.95mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	21d	5	0.95mi
535 W Walnut St Springfield, MO	2.0	2.0	1096	$1,495	$1.36	44d	1	0.99mi
623 W Walnut St Springfield, MO	2.0	2.0	1180	$1,300	$1.10	44d	1	0.99mi
2120 N Johnston Ave Springfield, MO	2.0	1.0	880	$925	$1.05	44d	1	1.04mi
710 W Walnut St Springfield, MO	3.0	2.0	1350	$1,695	$1.26	44d	1	1.04mi
1442 N Texas Ave Springfield, MO	3.0	2.0	1626	$1,400	$0.86	44d	1	1.06mi
1306 N Frisco Ave Apt A Springfield, MO	2.0	1.5–2.0	970	$995	$1.03	14d	19	1.09mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	44d	1	1.13mi
1200 W Walnut St Springfield, MO	2.0	2.0	1000	$995	$0.99	14d	3	1.16mi
805 E Garfield St Springfield, MO	2.0	1.0	950	$950	$1.00	14d	1	1.19mi
630 S Market Ave Springfield, MO	3.0	2.0	1758	$2,150	$1.22	44d	1	1.30mi
539 S Fort Ave Springfield, MO	2.0	1.0	1500	$1,025	$0.68	14d	1	1.33mi
930 W Harrison St Springfield, MO	3.0	2.0	1046	$1,150	$1.10	14d	1	1.33mi
2126 N Lexington Ave Springfield, MO	2.0	1.0	990	$895	$0.90	14d	1	1.33mi
2117 N Lexington Ave Springfield, MO	3.0	1.0	1040	$1,195	$1.15	44d	1	1.34mi
1636 N National Ave Springfield, MO	3.0	1.5	1000	$995	$0.99	44d	1	1.35mi
627 S Fort Ave Springfield, MO	2.0	1.0	880	$895	$1.02	23d	1	1.40mi
926 E Walnut St Unit 11 Springfield, MO	2.0	2.0	990	$1,075	$1.09	44d	1	1.43mi
1339 E Division St Springfield, MO	3.0	2.0	1186	$1,350	$1.14	23d	1	1.45mi
741 South Ave Unit 5 Springfield, MO	1.0	1.0	950	$750	$0.79	44d	1	1.47mi
937 E Elm St Unit 07 Springfield, MO	2.0	1.0	893	$1,025	$1.15	44d	1	1.47mi
1014 E Walnut St Springfield, MO	2.0	2.0	1200	$1,200	$1.00	44d	1	1.48mi

Listing history 24 events

1. 2026-06-18
   days on market $139,900 Active 41 DOM
2. 2026-06-17
   days on market $139,900 Active 40 DOM
3. 2026-06-16
   days on market $139,900 Active 39 DOM
4. 2026-06-15
   days on market $139,900 Active 38 DOM
5. 2026-06-14
   days on market $139,900 Active 36 DOM
6. 2026-06-10
   days on market $139,900 Active 33 DOM
7. 2026-06-09
   days on market $139,900 Active 32 DOM
8. 2026-06-08
   days on market $139,900 Active 31 DOM
9. 2026-06-07
   days on market $139,900 Active 30 DOM
10. 2026-06-03
    days on market $139,900 Active 26 DOM
11. 2026-06-02
    days on market $139,900 Active 25 DOM
12. 2026-06-01
    days on market $139,900 Active 24 DOM
13. 2026-05-31
    days on market $139,900 Active 23 DOM
14. 2026-05-30
    days on market $139,900 Active 22 DOM
15. 2026-05-08
    listed $139,900 Active 555-char remark
16. 2025-11-04
    status Active
17. 2025-07-29
    price $149,900
18. 2025-07-10
    status Active
19. 2025-03-14
    status Active
20. 2024-06-27
    listed $155,000 Active
21. 2022-08-11
    soldstatus Closed

    Show marketing remark (184 chars)

    Duplex with new exterior insulation and siding. One unit is open and one is rented. Call to schedule a showing today. Owner is license real estate salesperson in the state of Missouri.

22. 2022-06-29
    status Pending

    Show marketing remark (184 chars)

    Duplex with new exterior insulation and siding. One unit is open and one is rented. Call to schedule a showing today. Owner is license real estate salesperson in the state of Missouri.

23. 2022-06-22
    price $139,900

    Show marketing remark (184 chars)

    Duplex with new exterior insulation and siding. One unit is open and one is rented. Call to schedule a showing today. Owner is license real estate salesperson in the state of Missouri.

24. 2022-04-12
    listed $145,000 Active

    Show marketing remark (184 chars)

    Duplex with new exterior insulation and siding. One unit is open and one is rented. Call to schedule a showing today. Owner is license real estate salesperson in the state of Missouri.

ⓘ 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: $626 · $52/mo
• Projected year-2 tax: $1,357 · $113/mo
• Expected delta: +$731/yr (+$61/mo · 116.9%)

ⓘ 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 · 18 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: $13,998
• − Mortgage interest: −$7,837
• − Property taxes: −$626
• − Insurance: −$700
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$4,070
• Taxable loss: −$1,473
• Est. tax savings @ 24.0%: +$353
• After-tax cash flow: $1,283/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

-3.5% since first listed

10 events — show timeline

• 2026-05-08 Listed $139,900 SOMO
• 2025-11-04 Relisted — SOMO
• 2025-07-29 Price Changed $149,900 SOMO
• 2025-07-10 Relisted — SOMO
• 2025-03-14 Relisted — SOMO
• 2024-06-27 Listed $155,000 SOMO
• 2022-08-11 Sold (MLS) — SOMO
• 2022-06-29 Pending — SOMO
• 2022-06-22 Price Changed $139,900 SOMO
• 2022-04-12 Listed $145,000 SOMO

Property tax history

+3.0%/yr

Latest (2025): $626 · +1.6% YoY. Source: county tax records.