2100 N Park Ave · Springfield, MO 65803

$99,900

2 bd · 1.0 ba · 728 sqft · SingleFamily public records · 28 Days on market

Built 1952 7,405 sqft lot Est $100k · at est. ↓ 16% since listing

---

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 +21.0/30.0
• ARV discount +7.4/15.0
• DSCR +6.7/10.0
• 1% rule +4.4/10.0
• 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

Updated! New roof, new interior paint, flooring, wrapped in vinyl siding and boasts central heat and AC. Soo clean, new and ready to move into! There is a LARGE kitchen with many cabinets and lots of counter space, washer and dryer hook-up, 2 BR's possible, 1 bath, and hard surfaced flooring. There is an enclosed front porch and a fenced (front and back) yard.

Key facts

• Central heat
• Central ac
• Large kitchen

Tags

• NEW ROOF
• NEW INTERIOR PAINT
• WRAPPED IN VINYL SIDING
• CENTRAL HEAT
• CENTRAL AC
• LARGE KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/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 $94k (5.8% below list).
• Recommended offer: $94k (5.8% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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: Williams Elem. (math 12% / reading 22%, grade F, #967 of 1,115 statewide, top 88%, 317 students, 85% 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.
• Zoned-school proficiency averages 20% at this address vs 39% district-wide (-20 pts) — the specific schools serving this property underperform the Springfield R-XII average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.2%/yr); 394 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $691 of loan paydown is wiped out by about $3k 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 28 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $94,074 (5.8% below list)

Questions for the listing agent

1. Built in 1952 — 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: 0.94% ✗
• Cap rate: 7.98%
• Cash-on-cash: 6.02%
• DSCR: 1.27
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $99,736
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2100 N Park Ave	0.00mi	2/1.0	728 (0%)	1mo	$99,900	$137	99
2237 N Park Ave	0.17mi	2/1.0	720 (-1%)	3mo	$99,900	$139	88
1925 W Atlantic St	0.28mi	2/1.0	728 (0%)	3mo	$100,000	$137	84
2042 N Marion Ave	0.15mi	2/1.0	780 (+7%)	6mo	$149,900	$192	76
2306 N Fay Ave	0.42mi	2/1.0	748 (+3%)	3mo	$136,500	$182	73
2140 N Roosevelt Ave	0.10mi	2/1.0	816 (+12%)	8mo	$89,900	$110	68
2105 N Elizabeth Ave	0.23mi	2/1.0	830 (+14%)	2mo	$98,500	$119	64
2111 N Grace Ave	0.15mi	2/1.0	836 (+15%)	5mo	$39,900	$48	64
2333 N Farmer Ave	0.53mi	2/1.0	768 (+6%)	8mo	$69,900	$91	60
1706 W Thoman St	0.49mi	2/1.0	780 (+7%)	9mo	$120,000	$154	58
1732 W Thoman St	0.45mi	2/1.0	804 (+10%)	10mo	$90,000	$112	53
2219 N Nettleton Ave	0.59mi	2/1.0	816 (+12%)	8mo	$110,000	$135	46

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-6,095
• Equity at exit: $14,895

10-year hold

• IRR: 5.1%
• Equity multiple: 1.39×
• Total profit: $11,049
• Equity at exit: $8,638

Cash invested: $27,972 (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: 8.8×

Monthly cashflow live

• Estimated rent: $941 high
• Mortgage (P&I): −$524
• Tax from tax record: −$37 /mo · $447/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $140

Break-even live

Break-even rent $763

Max offer price $99,900

Occupancy floor 80%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2115 N Grace Ave Springfield, MO	2.0	1.0	650	$850	$1.31	44d	1	0.14mi
1126 W Hamilton St Springfield, MO	2.0	1.0	648	$895	$1.38	23d	1	1.23mi
2712 W Nichols St Springfield, MO	2.0	1.0	619	$795	$1.28	44d	1	1.28mi
916 N Kansas Expy Springfield, MO	1.0	1.0	573	$595	$1.04	44d	1	1.32mi
2601 N Cresthaven Ave Springfield, MO	4.0	1.0–2.0	1007	$1,340	$1.33	14d	16	1.44mi

Listing history 8 events

1. 2026-03-30
   status Pending
2. 2026-03-26
   price $99,900
3. 2026-03-24
   price $104,900
4. 2026-03-14
   price $109,900
5. 2026-03-01
   listed $119,000 Active
6. 2007-10-30
   soldstatus
7. 2004-06-15
   soldstatus
8. 2003-10-24
   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: $447 · $37/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$522/yr (+$44/mo · 116.8%)

ⓘ 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 2/10 Low
• 🌡 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: $11,289
• − Mortgage interest: −$5,596
• − Property taxes: −$447
• − Insurance: −$500
• − Repairs & maintenance: −$903
• − Management: −$903
• − Depreciation: −$2,906
• Taxable income: $34
• Est. tax owed @ 24.0%: −$8
• After-tax cash flow: $1,677/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

-16.1% since first listed

8 events — show timeline

• 2026-03-30 Pending — SOMO
• 2026-03-26 Price Changed $99,900 SOMO
• 2026-03-24 Price Changed $104,900 SOMO
• 2026-03-14 Price Changed $109,900 SOMO
• 2026-03-01 Listed $119,000 SOMO
• 2007-10-30 Sold (Public Records) — Public Records
• 2004-06-15 Sold (Public Records) — Public Records
• 2003-10-24 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $447 · +8.2% YoY. Source: county tax records.