2731 W Walnut St · Springfield, MO 65802

$99,900

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 9 Days on market

Built 1938 8,712 sqft lot Est $115k · 13% 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 +20.2/30.0
• ARV discount +13.4/15.0
• DSCR +6.4/10.0
• 1% rule +4.6/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in-ready, Bungalow style home, located in west Springfield, and a lot of updates. This home features original hardwood floors, knotty pine wall covering & closet, central electric air conditioning, electric breaker panel and double pane windows. Recent updates include kitchen cabinets, some appliances, bathroom fixtures & flooring, light fixtures and hardware, newer heating/air and water heater. Additional features include a spacious laundry/mud room, lots of kitchen storage with pantry cabinet, built-in shelving, covered front porch, newly landscaped front yard, a paved driveway, 1 car detached garage, storage shed, deep lot size, and the location offers easy access to area schools, grocery, retail, & more.

Key facts

• 8,712 sq ft lot
• Garage
• Built 1938

Property features AI

Exterior

• Parking: Driveway; 1-car garage
• Utilities: Public water; Public sewer; Propane service
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Built with vinyl siding
• Exterior features: Composition roof

Interior

• Kitchen: Electric oven; Free-standing electric oven
• Flooring: Hardwood floors; Vinyl floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane forced-air heating; Central air conditioning
• Interior features: High-speed internet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/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 $96k (4.3% below list).
• Recommended offer: $96k (4.3% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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: Westport Elem. (math 8% / reading 17%, grade F, #1,007 of 1,115 statewide, top 91%, 384 students, 88% FRL); Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL) — zoned schools average 69% FRL vs 46% district-wide (23 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $691 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 1938 — expect roof / HVAC / electrical / plumbing capex.
• 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 $95,585 (4.3% below list)

Questions for the listing agent

1. Built in 1938 — 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: 0.96% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.40%
• DSCR: 1.24
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $114,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2322 W Olive St	0.45mi	2/1.0	868 (+0%)	3mo	$64,900	$75	76
2946 W Elm St	0.30mi	2/1.0	896 (+4%)	6mo	$118,000	$132	75
2831 W Elm St	0.15mi	2/1.0	770 (-11%)	4mo	$106,000	$138	72
541 S Warren Ave	0.50mi	2/1.5	903 (+4%)	3mo	$155,000	$172	65
717 N West Ave	0.64mi	2/1.0	909 (+5%)	0mo	$125,000	$138	61
2606 W State St	0.42mi	2/1.0	783 (-9%)	6mo	$40,000	$51	60
2830 W State St	0.43mi	2/1.0	970 (+12%)	4mo	$164,900	$170	56
521 N Park Ave	0.69mi	3/1.0 (+1)	910 (+5%)	1mo	$85,000	$93	53
730 N West Ave	0.68mi	3/1.0 (+1)	904 (+5%)	6mo	$119,900	$133	51
2200 W Phelps St	0.66mi	3/1.0 (+1)	936 (+8%)	0mo	$135,900	$145	50
2223 W Elm St	0.53mi	2/1.0	993 (+15%)	1mo	$115,000	$116	49
636 S Warren Ave	0.59mi	2/1.0	986 (+14%)	6mo	$87,400	$89	44

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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-6,417
• Equity at exit: $14,895

10-year hold

• IRR: 5.5%
• Equity multiple: 1.44×
• Total profit: $12,225
• Equity at exit: $8,638

Cash invested: $27,972 (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: 8.7×

Monthly cashflow live

• Estimated rent: $956 high
• Mortgage (P&I): −$524
• Tax from tax record: −$64 /mo · $766/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $126

Break-even live

Break-even rent $797

Max offer price $99,900

Occupancy floor 82%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2711 W Olive St Springfield, MO	1.0	1.0	621	$750	$1.21	23d	1	0.16mi
520 S Scenic Ave Unit 101-A Springfield, MO	1.0	1.0	550	$650	$1.18	44d	1	0.16mi
2854 W Walnut St Springfield, MO	3.0	1.0	945	$995	$1.05	21d	1	0.17mi
2541 W Lincoln St Springfield, MO	2.0	1.0	1034	$975	$0.94	44d	1	0.28mi
3028 W Walnut St Springfield, MO	2.0	1.0	975	$850	$0.87	21d	1	0.36mi
547 S Hilton Ave Springfield, MO	3.0	1.0	1008	$1,175	$1.17	44d	1	0.64mi
741 N West Ave Springfield, MO	2.0	1.0	912	$950	$1.04	44d	1	0.69mi
740 N West Ave Springfield, MO	3.0	1.0	900	$995	$1.11	23d	1	0.71mi
522 N Park Ave Springfield, MO	1.0	1.0	608	$950	$1.56	44d	1	0.73mi
2204 W Madison St Springfield, MO	3.0	1.0	960	$1,095	$1.14	13d	1	0.74mi
922 N Glenn Ave Springfield, MO	2.0	1.0	780	$1,100	$1.41	44d	1	0.75mi
2712 W Nichols St Springfield, MO	2.0	1.0	619	$795	$1.28	44d	1	0.77mi
1020 S Clifton Ave Springfield, MO	2.0	2.0	1010	$950	$0.94	23d	1	0.78mi
1911 W Elm St Springfield, MO	2.0	1.0	580	$875	$1.51	44d	1	0.81mi
1040 S Clifton Ave Springfield, MO	2.0	2.0	1010	$945	$0.94	13d	1	0.84mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	13d	1	0.92mi
3016 W Hovey St Springfield, MO	3.0	2.0	1059	$1,350	$1.27	44d	1	1.19mi
916 N Kansas Expy Springfield, MO	1.0	1.0	573	$595	$1.04	44d	1	1.33mi
627 S Fort Ave Springfield, MO	2.0	1.0	880	$895	$1.02	23d	1	1.35mi
1200 W Walnut St Springfield, MO	2.0	2.0	1000	$995	$0.99	13d	3	1.40mi
1735 W Bennett St Springfield, MO	1.0	1.0	800	$1,124	$1.41	13d	2	1.49mi

Listing history 8 events

1. 2026-06-18
   days on market $99,900 Active 9 DOM
2. 2026-06-17
   days on market $99,900 Active 8 DOM
3. 2026-06-16
   days on market $99,900 Active 7 DOM
4. 2026-06-15
   remarks 645-char remark
5. 2026-06-15
   days on market $99,900 Active 6 DOM
6. 2026-06-14
   days on market $99,900 Active 4 DOM
7. 2026-06-10
   remarks 568-char remark
8. 2026-06-10
   listed $99,900 Active 1 DOM

ⓘ 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: $766 · $64/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$203/yr (+$17/mo · 26.5%)

ⓘ 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: $11,470
• − Mortgage interest: −$5,596
• − Property taxes: −$766
• − Insurance: −$500
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$2,906
• Taxable loss: −$132
• Est. tax savings @ 24.0%: +$32
• After-tax cash flow: $1,541/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

+58.6% since first listed

8 events — show timeline

• 2026-06-09 Listed $99,900 SOMO
• 2022-02-28 Sold (Public Records) — Public Records
• 2020-04-16 Sold (Public Records) — Public Records
• 2020-04-15 Sold (MLS) — SOMO
• 2020-03-06 Listed $72,500 SOMO
• 2016-03-25 Sold (Public Records) — Public Records
• 2016-03-04 Sold (MLS) — SOMO
• 2015-10-15 Listed $63,000 SOMO

Property tax history

+5.7%/yr

Latest (2025): $766 · +12.8% YoY. Source: county tax records.