6070 S Farm Rd 131 · Battlefield, MO 65619

$250,000

2 bd · 1.5 ba · 1,442 sqft · SingleFamily public records · 21 Days on market

Built 1919 0.86 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

6070 Farm Rd 131, Brookline, MO -- offering over 1,400 sqft of living space, this 2 bedroom, 1.5 bath home provides space, functionality, and opportunity. Situated on approximately . 85 acres with mature trees, the property offers a peaceful setting with room to enjoy the outdoors. Inside, you'll find comfortable living areas along with a partially finished attic space that provides flexibility for storage, hobbies, workspace, or future expansion possibilities. The nicely finished 2-car garage and additional workshop area add valuable functional space for projects, equipment, storage, or creative use. Conveniently located with easy access to Springfield and Republic, this property combines

Key facts

• Workshop area
• 2 car garage
• Peaceful setting

Tags

• PARTIALLY FINISHED ATTIC
• 2 CAR GARAGE
• WORKSHOP AREA
• PEACEFUL SETTING
• EASY ACCESS TO SPRINGFIELD

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Septic tank sewer; Propane utility
• Home design: Single-family residence; One and one-half stories
• Construction: Asphalt roof
• Exterior features: Front porch; Side porch; Outbuilding

Interior

• Kitchen: Gas oven; Gas water heater
• Flooring: Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Propane heating; Fireplace insert heating; Central air conditioning
• Interior features: Hardwood floors; Fireplace with insert
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $79 ($947/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 $204k (18.4% below list).
• Recommended offer: $204k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.1% in Battlefield — 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 79/100 on livability (#24 in MO, #2,245 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute 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: Cherokee Middle (math 50% / reading 62%, grade B-, #40 of 391 statewide, top 10%, 758 students, 27% FRL); Kickapoo High (math 39% / reading 66%, grade C-, #89 of 521 statewide, top 17%, 1,881 students, 26% FRL) — zoned schools average 27% FRL vs 46% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 54% at this address vs 39% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Springfield R-XII average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 128 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 21 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1919 — 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 $204,049 (18.4% below list)

Questions for the listing agent

1. Built in 1919 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 6.67%
• Cash-on-cash: 1.35%
• DSCR: 1.06
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.49×
• Total profit: $-35,573
• Equity at exit: $37,276

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-24,865
• Equity at exit: $21,615

Cash invested: $70,000 (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 65619

• Home prices YoY: -27.6%
• Active inventory: 128
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,040 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$118 /mo · $1,414/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $79

Break-even live

Break-even rent $1,941

Max offer price $250,000

Occupancy floor 91%

Sensitivity live

Price	-10% $220	-5% $150	+0% $79	+5% $8	+10% $-63
Rent	-10% $-82	-5% $-2	+0% $79	+5% $160	+10% $240
Rate	-1.0pp $205	-0.5pp $143	base $79	+0.5pp $14	+1.0pp $-52

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5849 Geranium Ln Battlefield, MO	3.0	2.0	1335	$1,650	$1.24	44d	1	0.84mi
5773 Trailside Cir W Springfield, MO	2.0–3.0	2.0–2.5	1688	$2,695	$1.60	14d	4	1.29mi

Listing history 13 events

1. 2026-06-18
   days on market $250,000 Active 21 DOM
2. 2026-06-17
   days on market $250,000 Active 20 DOM
3. 2026-06-16
   days on market $250,000 Active 19 DOM
4. 2026-06-15
   days on market $250,000 Active 18 DOM
5. 2026-06-14
   days on market $250,000 Active 16 DOM
6. 2026-06-10
   days on market $250,000 Active 13 DOM
7. 2026-06-09
   days on market $250,000 Active 12 DOM
8. 2026-06-08
   days on market $250,000 Active 11 DOM
9. 2026-06-07
   days on market $250,000 Active 10 DOM
10. 2026-06-03
    days on market $250,000 Active 6 DOM
11. 2026-06-02
    statusdays on market $250,000 Active 5 DOM
12. 2026-05-22
    status Pending
13. 2026-05-18
    listed $250,000 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: $1,414 · $118/mo
• Projected year-2 tax: $2,425 · $202/mo
• Expected delta: +$1,011/yr (+$84/mo · 71.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,486
• − Mortgage interest: −$14,004
• − Property taxes: −$1,414
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,959
• − Management: −$1,959
• − Depreciation: −$7,273
• Taxable loss: −$3,373
• Est. tax savings @ 24.0%: +$810
• After-tax cash flow: $1,757/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 — Battlefield

• Score: 79/100
• State rank: #24
• US rank: #2245

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B+ Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,207

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 9% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 4% Lithuanian 3% Portuguese 2%
• Foreign-born: 7% · Canada, Guatemala
• Languages at home: 91% English-only · Spanish 7% 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: ▼ -82.39%
• Current HPI: 216.1763
• Rent YoY: —
• Metro: —
• 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

• 2026-05-22 Pending — SOMO
• 2026-05-18 Listed $250,000 SOMO

Property tax history

+8.5%/yr

Latest (2025): $1,414 · -0.0% YoY. Source: county tax records.