2235 N Campbell Ave · Springfield, MO 65803

$130,000

2 bd · 1.0 ba · 1,109 sqft · SingleFamily public records · 2 Days on market

Built 1908 10,454 sqft lot Est $145k · 11% 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).

• Cash flow +15.8/30.0
• ARV discount +12.2/15.0
• DSCR +4.9/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• 1% rule +3.2/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming 2-bedroom, 1-bath home offers character, comfort, and convenience in a central Springfield location. Inside, you'll find a spacious living room with beautiful arched doorways leading into the kitchen, creating a warm and inviting flow throughout the home. The gas fireplaces and solid wood TV stand will stay with the property. Outside, the fully fenced backyard provides plenty of space to relax, entertain, or let pets play, while a dehumidifier in the crawl space offers added peace of mind. The crawl space is accessible through the garage and tall enough to use as a shelter or extra storage space. Property being sold AS IS

Key facts

• Extra storage space
• Gas fireplaces
• Arched doorways

Tags

• CENTRAL SPRINGFIELD LOCATION
• SPACIOUS LIVING ROOM
• ARCHED DOORWAYS
• GAS FIREPLACES
• FULLY FENCED BACKYARD
• EXTRA STORAGE SPACE

Property features AI

Exterior

• Parking: Oversized driveway; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Built with a foundation (standard)
• Exterior features: Deck; Chain link fencing; Shed(s)

Interior

• Kitchen: Gas cooktop
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air; Attic fan
• Interior features: Gas fireplace; Disposal; Rain gutters
• Laundry & utility: Gas water heater

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 $58 ($700/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 (18.0% below list).
• Recommended offer: $107k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.
• Zoned schools: Bowerman Elem. (math 17% / reading 27%, grade F, #910 of 1,115 statewide, top 83%, 243 students, 90% FRL); Reed Middle (math 33% / reading 44%, grade F, #202 of 391 statewide, top 54%, 512 students, 70% FRL); Hillcrest High (math 9% / reading 35%, grade F, #462 of 521 statewide, top 90%, 1,017 students, 64% FRL) — zoned schools average 74% FRL vs 46% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.2%/yr); 401 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $899 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

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

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,649 (18.0% below list)

Questions for the listing agent

1. Built in 1908 — 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: 6.83%
• Cash-on-cash: 1.92%
• DSCR: 1.09
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $145,279
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2324 N Concord Ave	0.20mi	3/1.0 (+1)	1,064 (-4%)	3mo	$90,000	$85	77
2312 N Main Ave	0.12mi	3/1.0 (+1)	1,018 (-8%)	3mo	$130,000	$128	73
1863 N Grant Ave	0.53mi	2/1.0	1,140 (+3%)	2mo	$149,900	$131	69
2015 N Benton Ave	0.44mi	2/2.0	1,080 (-3%)	3mo	$129,900	$120	69
2047 N Campbell Ave	0.23mi	2/1.0	948 (-14%)	1mo	$129,900	$137	65
2755 N Campbell Ave	0.67mi	3/2.0 (+1)	1,137 (+2%)	0mo	$172,000	$151	55
2323 N Missouri Ave	0.42mi	3/1.0 (+1)	1,254 (+13%)	1mo	$179,900	$143	53
2310 N Pierce Ave	0.63mi	2/1.0	976 (-12%)	1mo	$14,900	$15	50
624 E Livingston St	0.75mi	3/2.0 (+1)	1,170 (+6%)	2mo	$199,900	$171	45
2160 N Kellett Ave	0.70mi	2/1.0	964 (-13%)	2mo	$104,900	$109	44
2800 N Grant Ave	0.72mi	2/1.0	960 (-13%)	3mo	$115,000	$120	42
808 W Woodridge St	0.68mi	3/1.0 (+1)	945 (-15%)	1mo	$175,000	$185	38

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-16,057
• Equity at exit: $19,383

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-3,749
• Equity at exit: $11,240

Cash invested: $36,400 (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: 401
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,066 high
• Mortgage (P&I): −$682
• Tax from tax record: −$48 /mo · $579/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $58

Break-even live

Break-even rent $993

Max offer price $130,000

Occupancy floor 90%

Sensitivity live

Price	-10% $132	-5% $95	+0% $58	+5% $22	+10% $-15
Rent	-10% $-26	-5% $16	+0% $58	+5% $100	+10% $143
Rate	-1.0pp $124	-0.5pp $91	base $58	+0.5pp $25	+1.0pp $-10

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	45d	1	0.01mi
407 E Dale St Apt B Springfield, MO	2.0	1.0	720	$795	$1.10	15d	1	0.30mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	45d	1	0.48mi
2034 N Washington Ave Springfield, MO	2.0	1.0	800	$875	$1.09	45d	1	0.50mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	23d	1	0.57mi
805 E Garfield St Springfield, MO	2.0	1.0	950	$950	$1.00	15d	1	0.64mi
2120 N Johnston Ave Springfield, MO	2.0	1.0	880	$925	$1.05	45d	1	0.67mi
1623 N Jefferson Ave Unit B Springfield, MO	1.0	1.0	750	$950	$1.27	45d	1	0.71mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	45d	1	0.77mi
1127 W Talmage St Springfield, MO	3.0	2.0	1160	$1,650	$1.42	45d	1	0.78mi
2850 N Campbell Ave Apt S Springfield, MO	1.0	1.0	727	$750	$1.03	45d	1	0.78mi
2234 N Travis Ave Springfield, MO	1.0	1.0	890	$750	$0.84	45d	1	0.82mi
603 W Division St Springfield, MO	2.0	1.0	816	$995	$1.22	15d	1	0.83mi
716 E Locust St Unit A Springfield, MO	2.0	1.0	915	$850	$0.93	25d	1	0.93mi
2153 N National Ave Springfield, MO	3.0	1.0	1163	$1,195	$1.03	15d	1	0.99mi
1409 N Washington Ave Springfield, MO	2.0	1.0	839	$1,405	$1.67	15d	2	1.03mi
2337 N Ramsey Ave Springfield, MO	2.0	1.0	882	$875	$0.99	15d	1	1.07mi
2345 N Prospect Ave Springfield, MO	2.0	1.0	792	$850	$1.07	15d	1	1.13mi
2126 N Lexington Ave Springfield, MO	2.0	1.0	990	$895	$0.90	15d	1	1.15mi
2117 N Lexington Ave Springfield, MO	3.0	1.0	1040	$1,195	$1.15	45d	1	1.18mi
1112 E Locust St Springfield, MO	2.0	1.0	840	$945	$1.12	25d	1	1.19mi
2313 N Rogers Ave Unit 1 Springfield, MO	2.0	2.0	882	$950	$1.08	15d	1	1.19mi
1636 N National Ave Springfield, MO	3.0	1.5	1000	$995	$0.99	45d	1	1.19mi
616 W Webster St Springfield, MO	2.0	1.5	1178	$1,050	$0.89	15d	1	1.20mi
2940 N East Ave Springfield, MO	2.0	2.0	915	$700	$0.77	15d	1	1.20mi
2054 N Rogers Ave Springfield, MO	2.0	1.0	888	$925	$1.04	15d	1	1.22mi
1306 N Frisco Ave Apt A Springfield, MO	2.0	1.5–2.0	970	$995	$1.03	15d	19	1.34mi
1034 E McCanse St Springfield, MO	3.0	1.0	910	$1,150	$1.26	25d	1	1.35mi
1447 E Oakwood Ln Springfield, MO	2.0	2.0	982	$1,395	$1.42	45d	1	1.35mi
2221 N Weller Ave Springfield, MO	3.0	2.0	1215	$1,395	$1.15	15d	1	1.40mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	25d	1	1.42mi
1339 E Division St Springfield, MO	3.0	2.0	1186	$1,350	$1.14	25d	1	1.42mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	25d	1	1.43mi
2337 N Delaware Ave Springfield, MO	2.0	1.0	876	$1,195	$1.36	45d	1	1.46mi
815 N Grant Ave Unit A Springfield, MO	2.0	1.0	801	$625	$0.78	45d	1	1.49mi

Listing history 2 events

1. 2026-06-14
   remarks 643-char remark
2. 2026-06-14
   listed $130,000 Pending 2 DOM

ⓘ 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: $579 · $48/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: +$682/yr (+$57/mo · 117.6%)

ⓘ 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 ≥105°F today · 17 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: $12,798
• − Mortgage interest: −$7,282
• − Property taxes: −$579
• − Insurance: −$650
• − Repairs & maintenance: −$1,024
• − Management: −$1,024
• − Depreciation: −$3,782
• Taxable loss: −$1,543
• Est. tax savings @ 24.0%: +$370
• After-tax cash flow: $1,070/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

2 events — show timeline

• 2026-06-12 Pending — SOMO
• 2026-06-11 Listed $130,000 SOMO

Property tax history

+3.7%/yr

Latest (2025): $579 · +0.0% YoY. Source: county tax records.