2006 N Douglas Ave · Springfield, MO 65803

$67,000

3 bd · 2.5 ba · 2,834 sqft · SingleFamily public records · 212 Days on market

Built 1970 0.62 ac lot $24/sqft · 69% below area ↓ 18% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

REO Occupied – Bring your vision and creativity to this spacious 3 bedroom, 2.5 bath fixer-upper situated on a generous lot. This property offers an unfinished basement, detached garage, and covered porch. NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

Key facts

• Covered porch
• Unfinished basement
• Detached garage

Tags

• UNFINISHED BASEMENT
• DETACHED GARAGE
• COVERED PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $67k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.8% 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.
• Market conditions: Rents rising fast (+4.2%/yr); 394 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,302 units permitted in Greene County in 2024 (250 in 5+ unit buildings).
• At $2,073/mo this rent would consume 49% of the median local household income ($51k/yr) (locally 1305% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $463 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 + 4.2% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $118k (64%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $58,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 3.09% ✓
• Cap rate: 26.81%
• Cash-on-cash: 73.27%
• DSCR: 4.26
• GRM: 2.7

CMA / ARV

• ARV (median comp): $213,231
• List price: $67,000
• Delta: -68.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1911 N Grant Ave	0.08mi	4/2.5 (+1)	2,439 (-14%)	22mo	$260,000	$107	49

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: 74.5%
• Equity multiple: 4.45×
• Total profit: $64,764
• Equity at exit: $9,990

10-year hold

• IRR: 78.6%
• Equity multiple: 9.61×
• Total profit: $161,553
• Equity at exit: $5,793

Cash invested: $18,760 (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: 2.7×

Monthly cashflow live

• Estimated rent: $2,073 medium
• Mortgage (P&I): −$351
• Tax from tax record: −$113 /mo · $1,355/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $1,145

Break-even live

Break-even rent $623

Max offer price $67,000

Occupancy floor 40%

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 W Central St Springfield, MO	4.0	2.0	2000	$2,200	$1.10	23d	1	1.14mi
1120 N Clay Ave Springfield, MO	3.0	3.5	3116	$3,150	$1.01	13d	1	1.32mi

Listing history 29 events

1. 2026-06-18
   days on market $67,000 Active 212 DOM
2. 2026-06-17
   days on market $67,000 Active 211 DOM
3. 2026-06-16
   days on market $67,000 Active 210 DOM
4. 2026-06-15
   days on market $67,000 Active 209 DOM
5. 2026-06-14
   pricedays on market $67,000 Active 207 DOM
6. 2026-06-10
   days on market $67,400 Active 204 DOM
7. 2026-06-09
   days on market $67,400 Active 203 DOM
8. 2026-06-08
   days on market $67,400 Active 202 DOM
9. 2026-06-07
   days on market $67,400 Active 201 DOM
10. 2026-06-03
    days on market $67,400 Active 197 DOM
11. 2026-06-02
    days on market $67,400 Active 196 DOM
12. 2026-06-01
    days on market $67,400 Active 195 DOM
13. 2026-05-31
    days on market $67,400 Active 194 DOM
14. 2026-05-30
    days on market $67,400 Active 193 DOM
15. 2026-05-19
    price $67,400 439-char remark

    Show marketing remark (439 chars)

    REO Occupied – Bring your vision and creativity to this spacious 3 bedroom, 2.5 bath fixer-upper situated on a generous lot. This property offers an unfinished basement, detached garage, and covered porch. NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

16. 2026-05-04
    price $67,800 439-char remark

    Show marketing remark (439 chars)

    REO Occupied – Bring your vision and creativity to this spacious 3 bedroom, 2.5 bath fixer-upper situated on a generous lot. This property offers an unfinished basement, detached garage, and covered porch. NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

17. 2026-04-16
    price $68,400 439-char remark

    Show marketing remark (439 chars)

    REO Occupied – Bring your vision and creativity to this spacious 3 bedroom, 2.5 bath fixer-upper situated on a generous lot. This property offers an unfinished basement, detached garage, and covered porch. NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

18. 2026-04-01
    price $69,800 439-char remark

    Show marketing remark (439 chars)

    REO Occupied – Bring your vision and creativity to this spacious 3 bedroom, 2.5 bath fixer-upper situated on a generous lot. This property offers an unfinished basement, detached garage, and covered porch. NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

19. 2026-03-16
    price $73,100 439-char remark

    Show marketing remark (439 chars)

    REO Occupied – Bring your vision and creativity to this spacious 3 bedroom, 2.5 bath fixer-upper situated on a generous lot. This property offers an unfinished basement, detached garage, and covered porch. NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

20. 2026-02-26
    price $73,900 439-char remark

    Show marketing remark (439 chars)

    REO Occupied – Bring your vision and creativity to this spacious 3 bedroom, 2.5 bath fixer-upper situated on a generous lot. This property offers an unfinished basement, detached garage, and covered porch. NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

21. 2026-02-11
    price $77,900 439-char remark

    Show marketing remark (439 chars)

    REO Occupied – Bring your vision and creativity to this spacious 3 bedroom, 2.5 bath fixer-upper situated on a generous lot. This property offers an unfinished basement, detached garage, and covered porch. NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

22. 2026-01-26
    price $85,600 439-char remark

    Show marketing remark (439 chars)

    REO Occupied – Bring your vision and creativity to this spacious 3 bedroom, 2.5 bath fixer-upper situated on a generous lot. This property offers an unfinished basement, detached garage, and covered porch. NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

23. 2026-01-08
    price $104,200 439-char remark

    Show marketing remark (439 chars)

    REO Occupied – Bring your vision and creativity to this spacious 3 bedroom, 2.5 bath fixer-upper situated on a generous lot. This property offers an unfinished basement, detached garage, and covered porch. NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

24. 2025-12-22
    price $114,400 439-char remark

    Show marketing remark (439 chars)

    REO Occupied – Bring your vision and creativity to this spacious 3 bedroom, 2.5 bath fixer-upper situated on a generous lot. This property offers an unfinished basement, detached garage, and covered porch. NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

25. 2025-12-05
    price $138,600 439-char remark

    Show marketing remark (439 chars)

    REO Occupied – Bring your vision and creativity to this spacious 3 bedroom, 2.5 bath fixer-upper situated on a generous lot. This property offers an unfinished basement, detached garage, and covered porch. NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

26. 2025-11-18
    listed $185,400 Active 439-char remark

    Show marketing remark (439 chars)

    REO Occupied – Bring your vision and creativity to this spacious 3 bedroom, 2.5 bath fixer-upper situated on a generous lot. This property offers an unfinished basement, detached garage, and covered porch. NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

27. 2025-09-30
    status Pending
28. 2025-09-26
    listed $82,000 Active
29. 1999-11-01
    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: $1,355 · $113/mo
• Projected year-2 tax: $1,355 · $113/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 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: $24,875
• − Mortgage interest: −$3,753
• − Property taxes: −$1,355
• − Insurance: −$335
• − Repairs & maintenance: −$1,990
• − Management: −$1,990
• − Depreciation: −$1,949
• Taxable income: $13,503
• Est. tax owed @ 24.0%: −$3,241
• After-tax cash flow: $10,505/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

-17.8% since first listed

15 events — show timeline

• 2026-05-19 Price Changed $67,400 MARIS as Distributed by MLS Grid
• 2026-05-04 Price Changed $67,800 MARIS as Distributed by MLS Grid
• 2026-04-16 Price Changed $68,400 MARIS as Distributed by MLS Grid
• 2026-04-01 Price Changed $69,800 MARIS as Distributed by MLS Grid
• 2026-03-16 Price Changed $73,100 MARIS as Distributed by MLS Grid
• 2026-02-26 Price Changed $73,900 MARIS as Distributed by MLS Grid
• 2026-02-11 Price Changed $77,900 MARIS as Distributed by MLS Grid
• 2026-01-26 Price Changed $85,600 MARIS as Distributed by MLS Grid
• 2026-01-08 Price Changed $104,200 MARIS as Distributed by MLS Grid
• 2025-12-22 Price Changed $114,400 MARIS as Distributed by MLS Grid
• 2025-12-05 Price Changed $138,600 MARIS as Distributed by MLS Grid
• 2025-11-18 Listed $185,400 MARIS as Distributed by MLS Grid
• 2025-09-30 Pending — SOMO
• 2025-09-26 Listed $82,000 SOMO
• 1999-11-01 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,355 · +12.7% YoY. Source: county tax records.