2804 W Whiteside St · Springfield, MO 65807

$169,990

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 34 Days on market

Built 1968 9,148 sqft lot Est $157k · 8% over

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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).

• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• ARV discount +3.9/15.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Schools +3.2/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for a wonderful home in southwest Springfield. This is a great affordable home with natural hardwood and tile flooring throughout. Central air and heat. Large fenced back yard. This is a great location, great schools, and could be the one! Don't miss the chance to make it yours - schedule a viewing today and experience its undeniable charm firsthand!

Key facts

• Spacious back deck
• Generous yard
• Fresh exterior paint

Tags

• FRESH EXTERIOR PAINT
• NEW FRONT DECK
• SPACIOUS BACK DECK
• GENEROUS YARD
• NEAR HORTON SMITH GOLF COURSE
• NEAR NATHANIEL GREENE PARK

Property features AI

Exterior

• Parking: 2-car garage with garage door opener; Driveway; garage faces front
• Utilities: Public water; Public sewer
• Home design: Single family residence; One level
• Construction: Composition roof
• Exterior features: Deck; Asphalt road frontage on a public maintained city street

Interior

• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Insulated double pane windows; Hardwood and tile flooring
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $33 ($402/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 $135k (20.5% below list).
• Recommended offer: $135k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Sherwood Elem. (math 31% / reading 48%, grade F, #537 of 1,115 statewide, top 53%, 462 students, 62% FRL); Carver Middle (math 25% / reading 40%, grade F, #270 of 391 statewide, top 69%, 695 students, 61% FRL); Parkview High (math 11% / reading 40%, grade F, #433 of 521 statewide, top 83%, 1,234 students, 62% FRL) — zoned schools average 62% FRL vs 46% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 256 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,302 units permitted in Greene County in 2024 (250 in 5+ unit buildings).
• This rent runs 30% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 34 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.
• Current owner paid $45k; list at $170k implies a 278% gain — meaningful room to come down on a strong offer.

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 $135,175 (20.5% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $157,248
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2811 W Seminole St	0.03mi	3/1.0	871 (+1%)	9mo	$149,900	$172	90
2738 W Latoka St	0.25mi	2/1.0 (-1)	840 (-3%)	4mo	$159,900	$190	75
2738 W Whiteside St	0.08mi	3/1.0	936 (+8%)	11mo	$169,900	$182	73
2746 W Whiteside St	0.07mi	3/1.0	930 (+8%)	19mo	$174,999	$188	68
2076 S Vale Ave	0.11mi	3/1.0	986 (+14%)	12mo	$145,000	$147	62
3218 W Latoka St	0.56mi	3/1.0	912 (+6%)	6mo	$150,000	$164	60
2723 W Latoka St	0.30mi	2/1.0 (-1)	752 (-13%)	16mo	$174,900	$233	46
1944 S Farm Road 133	0.63mi	2/1.0 (-1)	984 (+14%)	6mo	$174,900	$178	37

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 · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.45×
• Total profit: $-26,020
• Equity at exit: $25,346

10-year hold

• IRR: -7.6%
• Equity multiple: 0.53×
• Total profit: $-22,385
• Equity at exit: $14,698

Cash invested: $47,597 (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 65807

• Rents YoY: 2.6%
• Active inventory: 256
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,352 high
• Mortgage (P&I): −$891
• Tax from tax record: −$72 /mo · $865/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $33

Break-even live

Break-even rent $1,309

Max offer price $169,990

Occupancy floor 93%

Sensitivity live

Price	-10% $130	-5% $82	+0% $33	+5% $-15	+10% $-63
Rent	-10% $-73	-5% $-20	+0% $33	+5% $87	+10% $140
Rate	-1.0pp $119	-0.5pp $77	base $33	+0.5pp $-11	+1.0pp $-55

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: $42,498
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1625 S Marion Ave Springfield, MO	1.0–2.0	1.0–2.0	900	$1,321	$1.47	15d	5	1.01mi
1634 S Marion Ave Springfield, MO	3.0	1.0–2.0	845	$1,662	$1.97	15d	23	1.08mi
2752 S Meadowbrook Ave Springfield, MO	1.0–2.0	1.0–2.0	775	$1,115	$1.44	15d	1	1.37mi
1040 S Clifton Ave Springfield, MO	2.0	2.0	1010	$945	$0.94	15d	1	1.44mi
1020 S Clifton Ave Springfield, MO	2.0	2.0	1010	$950	$0.94	25d	1	1.49mi
3861 W University St Springfield, MO	2.0	1.0–2.0	700	$1,250	$1.79	15d	9	1.50mi

Listing history 24 events

1. 2026-06-22
   days on market $169,990 Active 34 DOM
2. 2026-06-18
   price $169,990 Active 31 DOM
3. 2026-06-18
   days on market $175,000 Active 31 DOM
4. 2026-06-17
   days on market $175,000 Active 30 DOM
5. 2026-06-16
   days on market $175,000 Active 29 DOM
6. 2026-06-15
   days on market $175,000 Active 28 DOM
7. 2026-06-14
   days on market $175,000 Active 26 DOM
8. 2026-06-10
   days on market $175,000 Active 23 DOM
9. 2026-06-09
   days on market $175,000 Active 22 DOM
10. 2026-06-08
    days on market $175,000 Active 21 DOM
11. 2026-06-07
    days on market $175,000 Active 20 DOM
12. 2026-06-03
    days on market $175,000 Active 16 DOM
13. 2026-06-02
    days on market $175,000 Active 15 DOM
14. 2026-06-01
    days on market $175,000 Active 14 DOM
15. 2026-05-31
    days on market $175,000 Active 13 DOM
16. 2026-05-30
    days on market $175,000 Active 12 DOM
17. 2026-05-18
    listed $175,000 Active
18. 2024-07-11
    soldstatus
19. 2024-07-11
    soldstatus
20. 2024-07-10
    soldstatus Closed 372-char remark

    Show marketing remark (372 chars)

    Great opportunity for a wonderful home in southwest Springfield. This is a great affordable home with natural hardwood and tile flooring throughout. Central air and heat. Large fenced back yard. This is a great location, great schools, and could be the one! Don't miss the chance to make it yours - schedule a viewing today and experience its undeniable charm firsthand!

21. 2024-05-07
    status Pending 372-char remark

    Show marketing remark (372 chars)

    Great opportunity for a wonderful home in southwest Springfield. This is a great affordable home with natural hardwood and tile flooring throughout. Central air and heat. Large fenced back yard. This is a great location, great schools, and could be the one! Don't miss the chance to make it yours - schedule a viewing today and experience its undeniable charm firsthand!

22. 2024-05-06
    listed $149,000 Active 372-char remark

    Show marketing remark (372 chars)

    Great opportunity for a wonderful home in southwest Springfield. This is a great affordable home with natural hardwood and tile flooring throughout. Central air and heat. Large fenced back yard. This is a great location, great schools, and could be the one! Don't miss the chance to make it yours - schedule a viewing today and experience its undeniable charm firsthand!

23. 2024-05-01
    historical $149,000 372-char remark

    Show marketing remark (372 chars)

    Great opportunity for a wonderful home in southwest Springfield. This is a great affordable home with natural hardwood and tile flooring throughout. Central air and heat. Large fenced back yard. This is a great location, great schools, and could be the one! Don't miss the chance to make it yours - schedule a viewing today and experience its undeniable charm firsthand!

24. 2014-08-15
    soldstatus $45,000

ⓘ 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: $865 · $72/mo
• Projected year-2 tax: $1,649 · $137/mo
• Expected delta: +$784/yr (+$65/mo · 90.5%)

ⓘ 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 ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $16,221
• − Mortgage interest: −$9,522
• − Property taxes: −$865
• − Insurance: −$850
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$4,945
• Taxable loss: −$2,557
• Est. tax savings @ 24.0%: +$614
• After-tax cash flow: $1,016/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): 56,659
• Household income: $53,870
• Rent vs Own: 55.5% rent · 44.5% own
• Severe rent burden: 3420.0

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 7% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 1% Arabic 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: ▼ -205.97%
• Current HPI: 210.4358
• Rent YoY: ▲ 2.60%
• 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

+288.9% since first listed

8 events — show timeline

• 2026-05-18 Listed $175,000 SOMO
• 2024-07-11 Sold (Public Records) — Public Records
• 2024-07-11 Sold (Public Records) — Public Records
• 2024-07-10 Sold (MLS) — SOMO
• 2024-05-07 Pending — SOMO
• 2024-05-06 Listed $149,000 SOMO
• 2024-05-01 Coming Soon $149,000 SOMO
• 2014-08-15 Sold (Public Records) $45,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $865 · +2.8% YoY. Source: county tax records.