1655 E 8th St N · Springfield, MO 65802

$50,000

2 bd · 1.0 ba · 576 sqft · SingleFamily public records · 2 Days on market

Built 1924 6,534 sqft lot Est $57k · 12% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +13.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Charming two-bedroom, one-bath bungalow. With a little bit of love, this could be a sweet starter home or a perfect investment property. The interior features original hardwood floors in several rooms and classic fluted wood paneling in one of the bedrooms. Outside, you'll find low-maintenance aluminum siding in fair condition and a convenient one-car garage. This home is being sold as-is.

Key facts

• Fluted wood paneling
• 6,534 sq ft lot
• Garage

Tags

• ORIGINAL HARDWOOD FLOORS
• FLUTED WOOD PANELING

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: Attached or detached garage with 1 car space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: About 576 above-grade finished square feet
• Exterior features: Public-maintained road access; City street frontage; Lot of approximately 0.15 acres

Interior

• Bedrooms: One-level home (single story)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall furnace; No central cooling
• Interior features: No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($976 rent vs $50k).
• Cap rate 17.2% 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: Weller Elem. (math 17% / reading 32%, grade F, #879 of 1,115 statewide, top 81%, 297 students, 83% FRL); Pipkin Middle (math 20% / reading 29%, grade F, #324 of 391 statewide, top 83%, 340 students, 82% FRL); Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL) — zoned schools average 72% FRL vs 46% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 513 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $346 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $50,000

Questions for the listing agent

1. Built in 1924 — 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: 1.95% ✓
• Cap rate: 17.17%
• Cash-on-cash: 38.83%
• DSCR: 2.73
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $57,024
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1655 E 8th St N	0.00mi	2/1.0	576 (0%)	1mo	$50,000	$87	99
1713 E Chestnut St	0.13mi	2/1.0	626 (+9%)	4mo	$61,900	$99	76

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: 37.0%
• Equity multiple: 2.61×
• Total profit: $22,569
• Equity at exit: $7,455

10-year hold

• IRR: 44.5%
• Equity multiple: 5.61×
• Total profit: $64,551
• Equity at exit: $4,323

Cash invested: $14,000 (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: 513
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $976 high
• Mortgage (P&I): −$262
• Tax from tax record: −$35 /mo · $423/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $453

Break-even live

Break-even rent $403

Max offer price $50,000

Occupancy floor 49%

Sensitivity live

Price	-10% $481	-5% $467	+0% $453	+5% $439	+10% $425
Rent	-10% $376	-5% $414	+0% $453	+5% $492	+10% $530
Rate	-1.0pp $478	-0.5pp $466	base $453	+0.5pp $440	+1.0pp $427

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1310 E Saint Louis St Apt 412 Springfield, MO	1.0	1.0	519	$950	$1.83	15d	1	0.73mi
1435 E Elm St Springfield, MO	2.0	1.0	702	$995	$1.42	25d	1	0.87mi
1333 E Elm St Springfield, MO	1.0–2.0	1.0	830	$980	$1.18	45d	1	0.92mi
2013 E Cherry St Springfield, MO	1.0	1.0	740	$1,200	$1.62	25d	1	0.99mi
1138 E Walnut St Unit 3 Springfield, MO	2.0	1.0	600	$940	$1.57	45d	1	1.03mi
2153 E Cherry St Springfield, MO	1.0	1.0	500	$900	$1.80	25d	1	1.09mi
1015 E Walnut St Unit 1019-04 Springfield, MO	1.0	1.0	500	$849	$1.70	45d	1	1.11mi
1210 E Cherry St Springfield, MO	2.0	2.0	750	$800	$1.07	45d	1	1.14mi
2323 E Cherry St Springfield, MO	2.0	1.5	750	$1,195	$1.59	15d	1	1.23mi
2323 E Cherry St Springfield, MO	2.0	1.5	750	$1,195	$1.59	25d	1	1.23mi
861 S Crutcher Ave Springfield, MO	2.0	1.0	650	$695	$1.07	15d	1	1.32mi
908 S Crutcher Ave Unit B Springfield, MO	1.0	1.0	750	$915	$1.22	25d	1	1.35mi
928 S Crutcher Ave Unit C Springfield, MO	1.0	1.0	600	$650	$1.08	45d	1	1.39mi
1228 E Belmont St Springfield, MO	1.0–2.0	1.0	802	$930	$1.16	45d	1	1.49mi

Listing history 2 events

1. 2026-05-18
   status Pending
2. 2026-05-16
   listed $50,000 Active

ⓘ 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: $423 · $35/mo
• Projected year-2 tax: $485 · $40/mo
• Expected delta: +$62/yr (+$5/mo · 14.5%)

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

Taxation est. · year 1

• Rental income: $11,717
• − Mortgage interest: −$2,801
• − Property taxes: −$423
• − Insurance: −$250
• − Repairs & maintenance: −$937
• − Management: −$937
• − Depreciation: −$1,455
• Taxable income: $4,913
• Est. tax owed @ 24.0%: −$1,179
• After-tax cash flow: $4,257/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

• 2026-05-18 Pending — SOMO
• 2026-05-16 Listed $50,000 SOMO

Property tax history

+4.0%/yr

Latest (2025): $423 · +18.3% YoY. Source: county tax records.