2750 W Nichols St · Springfield, MO 65803

$130,000

3 bd · 2.0 ba · 1,408 sqft · SingleFamily public records · 33 Days on market

Built 1961 0.50 ac lot $92/sqft · 19% below area Est $161k · 19% 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 +18.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +3.9/10.0
• 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

As-is sale -- priced for investors. Currently tenant occupied at $1,050/month. Zoned R-MX1, permitting duplexes, townhomes, and small multi-unit housing -- strong value-add potential for investors looking to maximize density. Located on the same street as Nichols Park, a 17-acre neighborhood park with walking trails, playground, tennis and pickleball courts.

Key facts

• Zoned r-mx1
• Walking trails
• Playground

Tags

• ZONED R-MX1
• 17-ACRE NEIGHBORHOOD PARK
• WALKING TRAILS
• PLAYGROUND
• TENNIS AND PICKLEBALL COURTS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Exterior features: Half-acre lot; Subdivision: Fairfield Acres

Interior

• Bedrooms: Bedrooms located on main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Natural gas, forced air heating
• Interior features: One-level living; Central air conditioning; Natural gas forced-air heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/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 $116k (10.5% below list).
• Recommended offer: $116k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: Bissett Elem. (math 22% / reading 27%, grade F, #879 of 1,115 statewide, top 81%, 215 students, 86% FRL); Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL) — zoned schools average 68% FRL vs 46% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.2%/yr); 394 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $899 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 33 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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

• 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 $116,345 (10.5% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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: 0.89% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.74%
• DSCR: 1.17
• GRM: 9.3

CMA / ARV

• ARV (median comp): $161,440
• List price: $130,000
• Delta: -19.47%
• 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
2336 W Nichols St	0.44mi	3/2.0	1,391 (-1%)	3mo	$147,900	$106	75
2930 W Lynn St	0.38mi	3/1.0	1,317 (-6%)	1mo	$149,900	$114	67
718 N Hillcrest Ave	0.32mi	4/2.0 (+1)	1,300 (-8%)	3mo	$154,500	$119	65
3215 W Calhoun St	0.62mi	3/2.0	1,368 (-3%)	3mo	$192,500	$141	64
735 N Brown Ave	0.32mi	3/2.0	1,209 (-14%)	1mo	$115,000	$95	61
1024 N Brown Ave	0.32mi	2/1.0 (-1)	1,258 (-11%)	2mo	$100,000	$79	57
3200 W Lynn St	0.61mi	4/1.5 (+1)	1,352 (-4%)	4mo	$189,900	$140	55
1137a N Dickerson Ave	0.73mi	3/2.0	1,300 (-8%)	2mo	$229,900	$177	51
1135 N Dickerson Ave	0.73mi	3/2.0	1,300 (-8%)	2mo	$229,900	$177	51
1027 Warren Ave	0.53mi	3/2.0	1,209 (-14%)	2mo	$180,000	$149	50
2157 W Phelps St	0.72mi	3/1.0	1,514 (+8%)	1mo	$164,900	$109	49
521 N Warren Ave	0.62mi	2/1.0 (-1)	1,260 (-10%)	2mo	$119,500	$95	43

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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-12,414
• Equity at exit: $19,383

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $4,514
• Equity at exit: $11,240

Cash invested: $36,400 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,163 high
• Mortgage (P&I): −$682
• Tax from tax record: −$70 /mo · $838/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $113

Break-even live

Break-even rent $1,020

Max offer price $130,000

Occupancy floor 85%

Sensitivity live

Price	-10% $187	-5% $150	+0% $113	+5% $77	+10% $40
Rent	-10% $21	-5% $67	+0% $113	+5% $159	+10% $205
Rate	-1.0pp $179	-0.5pp $146	base $113	+0.5pp $80	+1.0pp $45

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
741 N West Ave Springfield, MO	2.0	1.0	912	$950	$1.04	45d	1	0.36mi
740 N West Ave Springfield, MO	3.0	1.0	900	$995	$1.11	24d	1	0.39mi
3016 W Hovey St Springfield, MO	3.0	2.0	1059	$1,350	$1.27	45d	1	0.49mi
2602 W College St Springfield, MO	2.0	1.0	1350	$995	$0.74	14d	1	0.73mi
2854 W Walnut St Springfield, MO	3.0	1.0	945	$995	$1.05	22d	1	0.80mi
3031 W Pacific St Springfield, MO	3.0	1.5	1008	$1,295	$1.28	22d	1	0.81mi
250 N Hilton Ave Springfield, MO	2.0	2.0	1153	$628	$0.54	14d	1	0.84mi
3028 W Walnut St Springfield, MO	2.0	1.0	975	$850	$0.87	22d	1	0.85mi
3002 W Elm St Springfield, MO	3.0	2.0	1128	$1,295	$1.15	22d	1	0.90mi
2541 W Lincoln St Springfield, MO	2.0	1.0	1034	$975	$0.94	45d	1	0.93mi
2412 W Lincoln St Springfield, MO	3.0	1.0	1260	$1,295	$1.03	24d	1	1.00mi
547 S Hilton Ave Springfield, MO	3.0	1.0	1008	$1,175	$1.17	45d	1	1.13mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	24d	1	1.27mi
2222 N Hillcrest Ave Springfield, MO	3.0	2.0	1800	$1,395	$0.78	45d	1	1.37mi
2204 W Madison St Springfield, MO	3.0	1.0	960	$1,095	$1.14	14d	1	1.39mi
412 S Duke Ave Springfield, MO	3.0	1.0	1400	$1,585	$1.13	14d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $130,000 Active 33 DOM
2. 2026-06-17
   days on market $130,000 Active 32 DOM
3. 2026-06-16
   days on market $130,000 Active 31 DOM
4. 2026-06-15
   days on market $130,000 Active 30 DOM
5. 2026-06-14
   days on market $130,000 Active 28 DOM
6. 2026-06-10
   days on market $130,000 Active 25 DOM
7. 2026-06-09
   days on market $130,000 Active 24 DOM
8. 2026-06-08
   days on market $130,000 Active 23 DOM
9. 2026-06-07
   days on market $130,000 Active 22 DOM
10. 2026-06-03
    days on market $130,000 Active 18 DOM
11. 2026-06-02
    days on market $130,000 Active 17 DOM
12. 2026-06-01
    days on market $130,000 Active 16 DOM
13. 2026-05-31
    statusdays on market $130,000 Active 15 DOM
14. 2026-05-14
    listed $130,000 Active 360-char remark
15. 2017-07-11
    listed $69,900
16. 2014-03-22
    listed $78,900
17. 2010-09-15
    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: $838 · $70/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: +$423/yr (+$35/mo · 50.5%)

ⓘ 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 · 19 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: $13,961
• − Mortgage interest: −$7,282
• − Property taxes: −$838
• − Insurance: −$650
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − Depreciation: −$3,782
• Taxable loss: −$824
• Est. tax savings @ 24.0%: +$198
• After-tax cash flow: $1,559/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

+64.8% since first listed

6 events — show timeline

• 2026-05-30 Relisted — SOMO
• 2026-05-28 Pending — SOMO
• 2026-05-14 Listed $130,000 SOMO
• 2017-07-11 Listed $69,900 SOMO
• 2014-03-22 Listed $78,900 SOMO
• 2010-09-15 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $838 · +5.7% YoY. Source: county tax records.