715 E Division St · Springfield, MO 65803

$165,000

3 bd · 2.0 ba · 1,239 sqft · SingleFamily public records · 100 Days on market

Built 1916 3,920 sqft lot $133/sqft · at area comps Est $195k · 15% under

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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 +14.4/15.0
• Cash flow +10.3/30.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +3.2/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming two-story home offering 4 bedrooms and 2 bathrooms! A covered front porch provides a welcoming entrance and a great place to relax. The location is ideal, just minutes from Drury University, OTC, Commercial Street, and Grant Avenue Parkway, offering convenient access to dining, shopping, and local attractions. Inside, the main level features a kitchen with wood cabinets and stainless steel appliances, offering both style and functionality. The home also includes a privacy-fenced yard, providing a great space for outdoor enjoyment. Recent updates include a roof that was replaced approximately four years ago, and gravel has been added to the driveway for convenient parking. This home offers a great combination of comfort and practical updates!

Key facts

• Covered front porch
• Recent updates
• Privacy-fenced yard

Tags

• COVERED FRONT PORCH
• PRIVACY-FENCED YARD
• KITCHEN WITH WOOD CABINETS
• STAINLESS STEEL APPLIANCES
• RECENT UPDATES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (29.6% below list).
• Recommended offer: $116k (29.6% 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.
• Market conditions: Rents rising fast (+4.2%/yr); 394 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1k of loan paydown is wiped out by about $5k 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 100 days — a 9% lower offer ($150k) 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

• Watch-outs: built in 1916 — 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 $116,090 (29.6% 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 100 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.33%
• DSCR: 0.90
• GRM: 11.8

CMA / ARV

• ARV (median comp): $195,073
• List price: $165,000
• Delta: -15.42%
• 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
424 E Locust St	0.28mi	2/2.0 (-1)	1,256 (+1%)	6mo	$159,900	$127	74
1607 N Washington Ave	0.18mi	2/1.0 (-1)	1,195 (-4%)	6mo	$164,500	$138	72
1454 N Sherman Ave	0.16mi	3/1.0	1,356 (+9%)	3mo	$115,000	$85	70
1850 N Robberson Ave	0.54mi	3/2.0	1,264 (+2%)	3mo	$199,900	$158	69
1121 E Thoman St	0.58mi	3/2.0	1,220 (-2%)	2mo	$174,900	$143	69
1530 N National Ave	0.44mi	3/1.0	1,318 (+6%)	3mo	$135,000	$102	62
2051 N East Ave	0.61mi	3/1.0	1,184 (-4%)	3mo	$60,000	$51	58
2027 N Summit Ave	0.54mi	3/2.0	1,120 (-10%)	4mo	$150,000	$134	56
1216 E Commercial St	0.55mi	3/2.0	1,389 (+12%)	3mo	$55,000	$40	52
1077 E Blaine St	0.41mi	2/2.0 (-1)	1,060 (-14%)	4mo	$149,000	$141	48
1529 N Fremont Ave	0.68mi	3/1.0	1,144 (-8%)	5mo	$99,900	$87	47
2015 N Benton Ave	0.57mi	2/2.0 (-1)	1,080 (-13%)	3mo	$129,900	$120	45

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: -19.0%
• Equity multiple: 0.33×
• Total profit: $-31,046
• Equity at exit: $24,602

10-year hold

• IRR: -9.6%
• Equity multiple: 0.38×
• Total profit: $-28,478
• Equity at exit: $14,266

Cash invested: $46,200 (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: 11.8×

Monthly cashflow live

• Estimated rent: $1,161 high
• Mortgage (P&I): −$865
• Tax from tax record: −$73 /mo · $873/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $-90

Break-even live

Break-even rent $1,274

Max offer price $149,162

Occupancy floor —

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
716 E Locust St Unit A Springfield, MO	2.0	1.0	915	$850	$0.93	23d	1	0.08mi
1409 N Washington Ave Springfield, MO	2.0	1.0	839	$1,405	$1.67	13d	2	0.21mi
1306 N Frisco Ave Apt A Springfield, MO	2.0	1.5–2.0	970	$995	$1.03	13d	19	0.36mi
1112 E Locust St Springfield, MO	2.0	1.0	840	$945	$1.12	23d	1	0.37mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	43d	1	0.41mi
1636 N National Ave Springfield, MO	3.0	1.5	1000	$995	$0.99	43d	1	0.47mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	43d	1	0.54mi
805 E Garfield St Springfield, MO	2.0	1.0	950	$950	$1.00	13d	1	0.55mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	21d	1	0.58mi
2034 N Washington Ave Springfield, MO	2.0	1.0	800	$875	$1.09	43d	1	0.59mi
1339 E Division St Springfield, MO	3.0	2.0	1186	$1,350	$1.14	23d	1	0.60mi
407 E Dale St Apt B Springfield, MO	2.0	1.0	720	$795	$1.10	13d	1	0.72mi
603 W Division St Springfield, MO	2.0	1.0	816	$995	$1.22	13d	1	0.77mi
1529 N Weller Ave Springfield, MO	2.0	1.0	870	$995	$1.14	23d	1	0.80mi
616 W Webster St Springfield, MO	2.0	1.5	1178	$1,050	$0.89	13d	1	0.84mi
2153 N National Ave Springfield, MO	3.0	1.0	1163	$1,195	$1.03	13d	1	0.85mi
1501 E Blaine St Springfield, MO	2.0	1.0	958	$695	$0.73	23d	1	0.87mi
2054 N Rogers Ave Springfield, MO	2.0	1.0	888	$925	$1.04	13d	1	0.89mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	43d	1	0.99mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	23d	1	1.01mi
815 N Grant Ave Unit A Springfield, MO	2.0	1.0	801	$625	$0.78	43d	1	1.08mi
2337 N Ramsey Ave Springfield, MO	2.0	1.0	882	$875	$0.99	13d	1	1.08mi
2313 N Rogers Ave Unit 1 Springfield, MO	2.0	2.0	882	$950	$1.08	13d	1	1.11mi
2345 N Prospect Ave Springfield, MO	2.0	1.0	792	$850	$1.07	13d	1	1.12mi
2221 N Weller Ave Springfield, MO	3.0	2.0	1215	$1,395	$1.15	13d	1	1.15mi
1710 E Commercial St Unit B Springfield, MO	2.0	1.0	950	$775	$0.82	43d	1	1.15mi
1447 E Oakwood Ln Springfield, MO	2.0	2.0	982	$1,395	$1.42	43d	1	1.18mi
2508 N National Ave Springfield, MO	4.0	2.0	866	$1,195	$1.38	13d	1	1.26mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	13d	8	1.27mi
2337 N Delaware Ave Springfield, MO	2.0	1.0	876	$1,195	$1.36	43d	1	1.28mi
309 S Jefferson Ave Unit 211 Springfield, MO	2.0	2.0	762	$767	$1.01	43d	1	1.32mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,383	$1.02	13d	4	1.33mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,383	$1.02	23d	5	1.33mi
520 W Olive St Springfield, MO	3.0	2.0	1445	$1,538	$1.06	13d	5	1.34mi
926 E Walnut St Unit 11 Springfield, MO	2.0	2.0	990	$1,075	$1.09	43d	1	1.36mi
1014 E Walnut St Springfield, MO	2.0	2.0	1200	$1,200	$1.00	43d	1	1.37mi
2120 N Johnston Ave Springfield, MO	2.0	1.0	880	$925	$1.05	43d	1	1.39mi
518 W College St Unit UBL 106 Springfield, MO	2.0	2.0	1200	$1,375	$1.15	43d	1	1.40mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,862	$1.29	23d	5	1.41mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,862	$1.29	21d	5	1.41mi

Listing history 22 events

1. 2026-06-18
   days on market $165,000 Active 100 DOM
2. 2026-06-17
   days on market $165,000 Active 99 DOM
3. 2026-06-16
   days on market $165,000 Active 98 DOM
4. 2026-06-15
   days on market $165,000 Active 97 DOM
5. 2026-06-14
   days on market $165,000 Active 95 DOM
6. 2026-06-10
   days on market $165,000 Active 92 DOM
7. 2026-06-09
   days on market $165,000 Active 91 DOM
8. 2026-06-08
   days on market $165,000 Active 90 DOM
9. 2026-06-07
   days on market $165,000 Active 89 DOM
10. 2026-06-03
    days on market $165,000 Active 85 DOM
11. 2026-06-02
    days on market $165,000 Active 84 DOM
12. 2026-06-01
    days on market $165,000 Active 83 DOM
13. 2026-05-31
    days on market $165,000 Active 82 DOM
14. 2026-05-30
    days on market $165,000 Active 81 DOM
15. 2026-03-10
    listed $165,000 Active 760-char remark

    Show marketing remark (760 chars)

    Charming two-story home offering 4 bedrooms and 2 bathrooms! A covered front porch provides a welcoming entrance and a great place to relax. The location is ideal, just minutes from Drury University, OTC, Commercial Street, and Grant Avenue Parkway, offering convenient access to dining, shopping, and local attractions. Inside, the main level features a kitchen with wood cabinets and stainless steel appliances, offering both style and functionality. The home also includes a privacy-fenced yard, providing a great space for outdoor enjoyment. Recent updates include a roof that was replaced approximately four years ago, and gravel has been added to the driveway for convenient parking. This home offers a great combination of comfort and practical updates!

16. 2021-08-22
    listed $98,000
17. 2021-06-08
    soldstatus
18. 2017-01-19
    soldstatus
19. 2017-01-19
    soldstatus
20. 2015-11-25
    listed $49,900
21. 2014-06-17
    listed $58,900
22. 2008-04-04
    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: $873 · $73/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$728/yr (+$61/mo · 83.4%)

ⓘ 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: $13,931
• − Mortgage interest: −$9,243
• − Property taxes: −$873
• − Insurance: −$825
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$4,800
• Taxable loss: −$4,039
• Est. tax savings @ 24.0%: +$969
• After-tax cash flow: $-107/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

+180.1% since first listed

8 events — show timeline

• 2026-03-10 Listed $165,000 SOMO
• 2021-08-22 Listed $98,000 SOMO
• 2021-06-08 Sold (Public Records) — Public Records
• 2017-01-19 Sold (Public Records) — Public Records
• 2017-01-19 Sold (MLS) — SOMO
• 2015-11-25 Listed $49,900 SOMO
• 2014-06-17 Listed $58,900 SOMO
• 2008-04-04 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $873 · +4.7% YoY. Source: county tax records.