2010 E Cairo St · Springfield, MO 65802

$129,900

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 16 Days on market

Built 1923 6,970 sqft lot Est $131k · at est.

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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 +15.1/30.0
• ARV discount +7.7/15.0
• DSCR +4.6/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• 1% rule +3.2/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Open, flowing, floor plan that encompasses the living area, dining area, and kitchen. The 2 bedrooms share an adjoining Jack and Jill bathroom. Unique textures on the kitchen wall add character to the home. The add on section on the back of the home is where the current refrigerator (not staying) sits and the washer and dryer hook up are located. Original wood floors in bedrooms and under the plank flooring. Nice chain link fenced back yard with 2 storage sheds. Established landscaping in the front. Hummingbirds have been known to frequent the home often when feeders are set out. New roof in October 2025, HVAC serviced in June of 2025, and termite treatment in April of 2025. Documents ava

Key facts

• Original wood floors
• Storage sheds
• 6,970 sq ft lot

Tags

• JACK AND JILL BATHROOM
• ORIGINAL WOOD FLOORS
• CHAIN LINK FENCED BACK YARD
• STORAGE SHEDS
• ESTABLISHED LANDSCAPING

Property features AI

Exterior

• Parking: Driveway; One-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Residential property
• Construction: Vinyl siding; Block foundation; Composition roof; Built as a one-level home
• Exterior features: Covered patio/porch; Chain link fencing; Shed(s) / outbuilding

Interior

• Flooring: Hardwood flooring; Tile flooring; Laminate flooring
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Natural gas heating with forced air
• Interior features: Hardwood, tile, and laminate flooring; Main-level laundry
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $44 ($527/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 $107k (17.8% below list).
• Recommended offer: $107k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Bingham Elem. (math 27% / reading 37%, grade F, #761 of 1,115 statewide, top 72%, 422 students, 78% FRL); Hickory Hills Middle (math 31% / reading 44%, grade F, #215 of 391 statewide, top 56%, 414 students, 46% FRL); Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL).
• Market conditions: Rents rising fast (+4.8%/yr); 520 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 $898 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 16 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• 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 $106,719 (17.8% below list)

Questions for the listing agent

1. Built in 1923 — 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. 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?
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: 0.82% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.45%
• DSCR: 1.06
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $130,560
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1926 E Elm St	0.18mi	2/1.0	810 (+6%)	4mo	$137,500	$170	79
1920 E Cairo St	0.09mi	2/2.0	828 (+8%)	6mo	$95,000	$115	74
1938 E Monroe Ter	0.48mi	2/1.0	834 (+9%)	6mo	$124,900	$150	58
1607 E Olive St	0.56mi	2/1.0	708 (-8%)	11mo	$129,900	$183	51

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: -12.2%
• Equity multiple: 0.55×
• Total profit: $-16,306
• Equity at exit: $19,369

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-2,303
• Equity at exit: $11,231

Cash invested: $36,372 (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: 520
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,067 high
• Mortgage (P&I): −$681
• Tax from tax record: −$64 /mo · $766/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $44

Break-even live

Break-even rent $1,012

Max offer price $129,900

Occupancy floor 91%

Sensitivity live

Price	-10% $117	-5% $81	+0% $44	+5% $7	+10% $-30
Rent	-10% $-40	-5% $2	+0% $44	+5% $86	+10% $128
Rate	-1.0pp $109	-0.5pp $77	base $44	+0.5pp $10	+1.0pp $-24

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2154 E Cairo St Springfield, MO	3.0	2.0	1100	$1,395	$1.27	45d	1	0.22mi
2013 E Cherry St Springfield, MO	1.0	1.0	740	$1,200	$1.62	25d	1	0.22mi
1834 E Monroe St Springfield, MO	2.0	1.0	792	$895	$1.13	45d	1	0.46mi
2323 E Cherry St Springfield, MO	2.0	1.5	750	$1,195	$1.59	15d	1	0.47mi
2323 E Cherry St Springfield, MO	2.0	1.5	750	$1,195	$1.59	25d	1	0.47mi
726 S Kentwood Ave Springfield, MO	2.0	1.0	1116	$1,295	$1.16	15d	1	0.52mi
504 N Patterson Ave Apt C Springfield, MO	2.0	1.0	760	$725	$0.95	45d	1	0.60mi
861 S Crutcher Ave Springfield, MO	2.0	1.0	650	$695	$1.07	15d	1	0.62mi
908 S Crutcher Ave Unit B Springfield, MO	1.0	1.0	750	$915	$1.22	25d	1	0.63mi
928 S Crutcher Ave Unit C Springfield, MO	1.0	1.0	600	$650	$1.08	45d	1	0.67mi
1435 E Elm St Springfield, MO	2.0	1.0	702	$995	$1.42	25d	1	0.73mi
614 S Fremont Ave Springfield, MO	1.0	1.0	777	$995	$1.28	45d	1	0.81mi
1333 E Elm St Springfield, MO	1.0–2.0	1.0	830	$980	$1.18	45d	1	0.85mi
1210 E Cherry St Springfield, MO	2.0	2.0	750	$800	$1.07	45d	1	1.06mi
1147 E Elm St Unit 3 Springfield, MO	2.0	1.0	780	$975	$1.25	15d	1	1.11mi
1138 E Walnut St Unit 3 Springfield, MO	2.0	1.0	600	$940	$1.57	45d	1	1.11mi
1228 E Belmont St Springfield, MO	1.0–2.0	1.0	802	$930	$1.16	45d	1	1.20mi
2072 E Bennett St Springfield, MO	1.0–2.0	1.0	750	$935	$1.25	45d	5	1.28mi
2146 E Bennett St Unit 0 Springfield, MO	2.0	1.0	1009	$895	$0.89	45d	1	1.29mi
945 E Elm St Unit 07 Springfield, MO	1.0	1.0	759	$875	$1.15	45d	1	1.30mi
2020 E Bennett St Springfield, MO	1.0–2.0	1.0	743	$930	$1.25	45d	6	1.30mi
937 E Elm St Unit 07 Springfield, MO	2.0	1.0	893	$1,025	$1.15	45d	1	1.32mi
926 E Walnut St Unit 11 Springfield, MO	2.0	2.0	990	$1,075	$1.09	45d	1	1.33mi
3080 E Cherry St Unit F104-ADA Springfield, MO	3.0	2.0	1030	$1,500	$1.46	25d	1	1.42mi
3080 E Cherry St Unit D312 Springfield, MO	2.0	2.0	730	$1,125	$1.54	25d	1	1.42mi
3080 E Cherry St Unit H104-ADA Springfield, MO	3.0	2.0	1030	$1,565	$1.52	45d	1	1.42mi
3080 E Cherry St Unit G308 Springfield, MO	2.0	2.0	730	$1,245	$1.71	45d	1	1.42mi
1529 N Weller Ave Springfield, MO	2.0	1.0	870	$995	$1.14	25d	1	1.49mi

Listing history 8 events

1. 2026-06-07
   statusdays on market $129,900 Pending 16 DOM
2. 2026-06-03
   days on market $129,900 Active 15 DOM
3. 2026-06-02
   days on market $129,900 Active 14 DOM
4. 2026-06-01
   days on market $129,900 Active 13 DOM
5. 2026-05-31
   days on market $129,900 Active 12 DOM
6. 2026-05-30
   days on market $129,900 Active 11 DOM
7. 2026-05-19
   listed $129,900 Active
8. 2008-09-15
   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: $766 · $64/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$494/yr (+$41/mo · 64.6%)

ⓘ 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
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,806
• − Mortgage interest: −$7,276
• − Property taxes: −$766
• − Insurance: −$650
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$3,779
• Taxable loss: −$1,713
• Est. tax savings @ 24.0%: +$411
• After-tax cash flow: $938/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

2 events — show timeline

• 2026-05-19 Listed $129,900 SOMO
• 2008-09-15 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $766 · +10.3% YoY. Source: county tax records.