2622 N Grant Ave · Springfield, MO 65803

$145,000

3 bd · 2.0 ba · 1,276 sqft · SingleFamily public records · 155 Days on market

Built 1927 0.36 ac lot $114/sqft · 6% below area Est $172k · 16% under

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Why this score? — see what drove the C- 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 +15.7/30.0
• ARV discount +14.5/15.0
• DSCR +4.8/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• 1% rule +3.4/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing a prime investment opportunity! This property offers a wealth of potential for investors seeking to expand their real estate portfolio. This home offers three spacious bedrooms, two bathrooms and a generous living space. The property's central location is a key selling point, with convenient access to schools, parks, shopping and dining, making it an attractive option for renters. Don't miss out on this promising investment opportunity, as it is primed for long-term appreciation and consistent rental income. Act now to secure your foothold in Springfield's thriving real estate market.

Key facts

• Access to schools
• Access to parks
• Central location

Tags

• CENTRAL LOCATION
• ACCESS TO SCHOOLS
• ACCESS TO PARKS
• ACCESS TO SHOPPING
• ACCESS TO DINING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $63 ($761/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 $122k (15.5% below list).
• Recommended offer: $122k (15.5% 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.
• Market conditions: Rents rising fast (+4.2%/yr); 394 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $1k 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 155 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1927 — 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 $122,478 (15.5% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — 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: 0.84% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.87%
• DSCR: 1.08
• GRM: 9.9

CMA / ARV

• ARV (median comp): $171,613
• List price: $145,000
• Delta: -15.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2525 N Campbell Ave	0.25mi	3/1.0	1,216 (-5%)	3mo	$159,000	$131	74
2323 N Missouri Ave	0.43mi	3/1.0	1,254 (-2%)	1mo	$179,900	$143	73
733 W Kerr St	0.23mi	3/1.0	1,188 (-7%)	2mo	$185,000	$156	72
2755 N Campbell Ave	0.29mi	3/2.0	1,137 (-11%)	0mo	$172,000	$151	68
919 W Woodridge St	0.26mi	3/2.0	1,088 (-15%)	4mo	$149,500	$137	60
2243 N Missouri Ave	0.51mi	2/1.5 (-1)	1,315 (+3%)	5mo	$135,000	$103	60
2243 N Franklin Ave	0.60mi	2/1.0 (-1)	1,260 (-1%)	3mo	$150,000	$119	59
624 E Livingston St	0.69mi	3/2.0	1,170 (-8%)	2mo	$199,900	$171	52
2237 N Franklin Ave	0.60mi	3/2.0	1,440 (+13%)	4mo	$175,000	$122	47
2830 N Washington Ave	0.74mi	3/2.0	1,400 (+10%)	6mo	$205,000	$146	44
1123 W High St	0.68mi	3/1.0	1,148 (-10%)	5mo	$139,500	$122	43
2151 N Campbell Ave	0.61mi	2/1.0 (-1)	1,462 (+15%)	4mo	$125,000	$85	35

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: $-17,953
• Equity at exit: $21,620

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-4,093
• Equity at exit: $12,537

Cash invested: $40,600 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,225 high
• Mortgage (P&I): −$760
• Tax from tax record: −$83 /mo · $1,000/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $63

Break-even live

Break-even rent $1,145

Max offer price $145,000

Occupancy floor 90%

Sensitivity live

Price	-10% $145	-5% $104	+0% $63	+5% $22	+10% $-19
Rent	-10% $-33	-5% $15	+0% $63	+5% $112	+10% $160
Rate	-1.0pp $136	-0.5pp $100	base $63	+0.5pp $26	+1.0pp $-12

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1127 W Talmage St Springfield, MO	3.0	2.0	1160	$1,650	$1.42	44d	1	0.40mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	44d	1	0.54mi
2120 N Johnston Ave Springfield, MO	2.0	1.0	880	$925	$1.05	44d	1	0.76mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	44d	1	1.01mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	21d	1	1.08mi
2126 N Lexington Ave Springfield, MO	2.0	1.0	990	$895	$0.90	14d	1	1.09mi
2940 N East Ave Springfield, MO	2.0	2.0	915	$700	$0.77	14d	1	1.10mi
805 E Garfield St Springfield, MO	2.0	1.0	950	$950	$1.00	14d	1	1.11mi
2117 N Lexington Ave Springfield, MO	3.0	1.0	1040	$1,195	$1.15	44d	1	1.12mi
1034 E McCanse St Springfield, MO	3.0	1.0	910	$1,150	$1.26	24d	1	1.21mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	44d	1	1.29mi
2337 N Ramsey Ave Springfield, MO	2.0	1.0	882	$875	$0.99	14d	1	1.33mi
2153 N National Ave Springfield, MO	3.0	1.0	1163	$1,195	$1.03	14d	1	1.33mi
716 E Locust St Unit A Springfield, MO	2.0	1.0	915	$850	$0.93	24d	1	1.45mi
2313 N Rogers Ave Unit 1 Springfield, MO	2.0	2.0	882	$950	$1.08	14d	1	1.46mi
3218 N National Ave Springfield, MO	3.0	2.0	1482	$1,495	$1.01	44d	1	1.48mi

Listing history 21 events

1. 2026-06-18
   days on market $145,000 Active 155 DOM
2. 2026-06-17
   days on market $145,000 Active 154 DOM
3. 2026-06-16
   days on market $145,000 Active 153 DOM
4. 2026-06-15
   days on market $145,000 Active 152 DOM
5. 2026-06-14
   days on market $145,000 Active 150 DOM
6. 2026-06-10
   days on market $145,000 Active 147 DOM
7. 2026-06-09
   days on market $145,000 Active 146 DOM
8. 2026-06-08
   days on market $145,000 Active 145 DOM
9. 2026-06-07
   days on market $145,000 Active 144 DOM
10. 2026-06-03
    days on market $145,000 Active 140 DOM
11. 2026-06-02
    days on market $145,000 Active 139 DOM
12. 2026-06-01
    days on market $145,000 Active 138 DOM
13. 2026-05-31
    days on market $145,000 Active 137 DOM
14. 2026-05-30
    days on market $145,000 Active 136 DOM
15. 2026-01-14
    listed $145,000 Active 603-char remark

    Show marketing remark (603 chars)

    Introducing a prime investment opportunity! This property offers a wealth of potential for investors seeking to expand their real estate portfolio. This home offers three spacious bedrooms, two bathrooms and a generous living space. The property's central location is a key selling point, with convenient access to schools, parks, shopping and dining, making it an attractive option for renters. Don't miss out on this promising investment opportunity, as it is primed for long-term appreciation and consistent rental income. Act now to secure your foothold in Springfield's thriving real estate market.

16. 2024-05-23
    listed $135,000 Active
17. 2023-11-03
    listed $150,000 Active
18. 2016-05-31
    soldstatus
19. 2016-05-16
    soldstatus
20. 2016-04-06
    listed $39,900
21. 2016-02-22
    listed $57,000

ⓘ 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: $1,000 · $83/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$406/yr (+$34/mo · 40.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,697
• − Mortgage interest: −$8,122
• − Property taxes: −$1,000
• − Insurance: −$725
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$4,218
• Taxable loss: −$1,720
• Est. tax savings @ 24.0%: +$413
• After-tax cash flow: $1,174/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

+154.4% since first listed

7 events — show timeline

• 2026-01-14 Listed $145,000 SOMO
• 2024-05-23 Listed $135,000 SOMO
• 2023-11-03 Listed $150,000 SOMO
• 2016-05-31 Sold (Public Records) — Public Records
• 2016-05-16 Sold (MLS) — SOMO
• 2016-04-06 Listed $39,900 SOMO
• 2016-02-22 Listed $57,000 SOMO

Property tax history

+2.4%/yr

Latest (2025): $1,000 · +12.9% YoY. Source: county tax records.