1536 E Whiteside St · Springfield, MO 65804

$149,900

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 60 Days on market

Built 1937 6,970 sqft lot $189/sqft · 11% below area Est $168k · 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 +12.5/30.0
• ARV discount +12.5/15.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• Rent growth +3.3/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming two bedroom home for sale. Featuring vinyl flooring and neutral paint colors. This home offers and eat in kitchen and nice sized laundry area. The partially fenced yard has a detached one car garage plus a storage shed.

Key facts

• Vinyl flooring
• Storage shed
• Eat-in kitchen

Tags

• VINYL FLOORING
• EAT-IN KITCHEN
• SPACIOUS LAUNDRY AREA
• PARTIALLY FENCED YARD
• DETACHED GARAGE
• STORAGE SHED

Property features AI

Finance

• Other: Property type: Residential single-family
• Financial info: Not specified
• HOA & community: Not specified

Exterior

• Parking: Detached or attached garage with 1 garage space
• Security: Not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Shingle roof; Built area above grade: 792 (area provided)
• Exterior features: Partial chain-link fencing; Shed(s) on the property; Asphalt and gravel road access; public maintained city street

Interior

• Kitchen: Gas oven; Free-standing gas oven; Dishwasher; Microwave; Refrigerator; Gas water heater
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric and natural gas heating with wall furnace; Cooling via ceiling fan(s)
• Interior features: Insulated, double-pane windows with storm windows; Ceiling fan(s)
• Laundry & utility: Not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-22 ($-266/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (26.6% below list).
• Recommended offer: $110k (26.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Delaware Elem. (math 27% / reading 37%, grade F, #761 of 1,115 statewide, top 72%, 303 students, 66% FRL); Jarrett Middle (math 19% / reading 40%, grade F, #291 of 391 statewide, top 76%, 445 students, 70% FRL); Parkview High (math 11% / reading 40%, grade F, #433 of 521 statewide, top 83%, 1,234 students, 62% FRL) — zoned schools average 66% FRL vs 46% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 266 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 60 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 1937 — 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 $109,981 (26.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.63%
• DSCR: 0.97
• GRM: 11.4

CMA / ARV

• ARV (median comp): $168,444
• List price: $149,900
• Delta: -11.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1500 E Lindberg St	0.09mi	2/1.0	800 (+1%)	2mo	$149,900	$187	93
1506 E Lindberg St	0.08mi	2/1.0	800 (+1%)	8mo	$189,900	$237	88
1619 E Cherokee St	0.26mi	2/1.0	792 (0%)	3mo	$110,000	$139	86
1513 E Mcgee St	0.16mi	2/1.0	768 (-3%)	3mo	$155,000	$202	85
1429 E Mcgee St	0.23mi	2/1.0	768 (-3%)	13mo	$155,000	$202	73
1426 E Whiteside St	0.18mi	2/1.0	840 (+6%)	13mo	$112,000	$133	70
1247 E University St	0.70mi	2/1.0	772 (-2%)	18mo	$160,000	$207	48
1348 E Stanford St	0.67mi	2/1.0	910 (+15%)	3mo	$169,000	$186	41

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 · 3.23% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.39×
• Total profit: $-25,517
• Equity at exit: $22,351

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-23,278
• Equity at exit: $12,961

Cash invested: $41,972 (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 65804

• Rents YoY: 3.2%
• Active inventory: 266
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,100 high
• Mortgage (P&I): −$786
• Tax from tax record: −$42 /mo · $509/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-22

Break-even live

Break-even rent $1,128

Max offer price $145,990

Occupancy floor 97%

Sensitivity live

Price	-10% $63	-5% $20	+0% $-22	+5% $-65	+10% $-107
Rent	-10% $-109	-5% $-66	+0% $-22	+5% $21	+10% $65
Rate	-1.0pp $53	-0.5pp $16	base $-22	+0.5pp $-61	+1.0pp $-100

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2142 S Fairway Ave Springfield, MO	1.0–2.0	1.0	700	$795	$1.14	15d	4	0.07mi
2116 S Fairway Ave Springfield, MO	1.0–2.0	1.0	700	$905	$1.29	15d	3	0.10mi
2051 S Kentwood Ave Unit 1 Springfield, MO	2.0	1.0	1000	$1,250	$1.25	15d	1	0.15mi
1277 E Wayland St Springfield, MO	3.0	1.0	992	$1,299	$1.31	25d	1	0.42mi
1426 E University St Springfield, MO	2.0	1.0	1000	$1,400	$1.40	45d	1	0.57mi
2035 S Florence Ave Springfield, MO	2.0	1.0	850	$1,195	$1.41	15d	1	0.64mi
1451 E Woodland St Springfield, MO	1.0	1.0	550	$695	$1.26	45d	1	0.79mi
1562 S National Ave Springfield, MO	3.0	1.0	1064	$1,225	$1.15	45d	1	0.92mi
2149 E Sunshine St Springfield, MO	1.0–2.0	1.0–1.5	671	$1,453	$2.17	15d	20	0.96mi
932 E Sunset St Springfield, MO	2.0–3.0	2.0	1088	$1,695	$1.56	15d	3	1.01mi
1251 E Guinevere St Unit 16 Springfield, MO	2.0	2.0	700	$900	$1.29	45d	1	1.02mi
1235 E Guinevere St Unit K Springfield, MO	2.0	1.5	1000	$1,050	$1.05	45d	1	1.06mi
2020 E Bennett St Springfield, MO	1.0–2.0	1.0	743	$930	$1.25	45d	6	1.06mi
2072 E Bennett St Springfield, MO	1.0–2.0	1.0	750	$935	$1.25	45d	5	1.13mi
1364 E Battlefield Rd Springfield, MO	1.0	1.0	520	$2,729	$5.25	23d	5	1.18mi
2521 S Holland Ave Springfield, MO	1.0–2.0	1.0–2.0	1034	$1,695	$1.64	45d	1	1.18mi
2146 E Bennett St Unit 0 Springfield, MO	2.0	1.0	1009	$895	$0.89	45d	1	1.19mi
640 E Sunset St Springfield, MO	2.0	2.0	976	$1,695	$1.74	45d	1	1.23mi
2621 S Jefferson Ave Unit 323 Springfield, MO	1.0	1.0	642	$1,295	$2.02	15d	1	1.49mi

Listing history 25 events

1. 2026-06-22
   days on market $149,900 Active 60 DOM
2. 2026-06-18
   days on market $149,900 Active 57 DOM
3. 2026-06-17
   days on market $149,900 Active 56 DOM
4. 2026-06-16
   days on market $149,900 Active 55 DOM
5. 2026-06-15
   days on market $149,900 Active 54 DOM
6. 2026-06-14
   days on market $149,900 Active 52 DOM
7. 2026-06-10
   days on market $149,900 Active 49 DOM
8. 2026-06-09
   days on market $149,900 Active 48 DOM
9. 2026-06-08
   days on market $149,900 Active 47 DOM
10. 2026-06-07
    days on market $149,900 Active 46 DOM
11. 2026-06-03
    days on market $149,900 Active 42 DOM
12. 2026-06-02
    days on market $149,900 Active 41 DOM
13. 2026-06-01
    days on market $149,900 Active 40 DOM
14. 2026-06-01
    price $149,900 Active 39 DOM
15. 2026-05-31
    days on market $154,500 Active 39 DOM
16. 2026-05-30
    days on market $154,500 Active 38 DOM
17. 2026-05-11
    price $154,500 691-char remark
18. 2026-04-22
    listed $155,000 Active 691-char remark
19. 2024-05-20
    soldstatus
20. 2024-05-17
    soldstatus Closed 228-char remark

    Show marketing remark (228 chars)

    Charming two bedroom home for sale. Featuring vinyl flooring and neutral paint colors. This home offers and eat in kitchen and nice sized laundry area. The partially fenced yard has a detached one car garage plus a storage shed.

21. 2024-04-03
    status Pending 228-char remark

    Show marketing remark (228 chars)

    Charming two bedroom home for sale. Featuring vinyl flooring and neutral paint colors. This home offers and eat in kitchen and nice sized laundry area. The partially fenced yard has a detached one car garage plus a storage shed.

22. 2024-04-01
    listed $129,900 Active 228-char remark

    Show marketing remark (228 chars)

    Charming two bedroom home for sale. Featuring vinyl flooring and neutral paint colors. This home offers and eat in kitchen and nice sized laundry area. The partially fenced yard has a detached one car garage plus a storage shed.

23. 2023-02-27
    soldstatus
24. 2022-10-11
    soldstatus
25. 2000-05-01
    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: $509 · $42/mo
• Projected year-2 tax: $1,454 · $121/mo
• Expected delta: +$945/yr (+$79/mo · 185.6%)

ⓘ 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 · 19 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: $13,198
• − Mortgage interest: −$8,397
• − Property taxes: −$509
• − Insurance: −$750
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$4,361
• Taxable loss: −$2,930
• Est. tax savings @ 24.0%: +$703
• After-tax cash flow: $438/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): 40,935
• Household income: $62,301
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 1412.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 4% Black 2% Asian 2%
• Common ancestry: Italian 3% Lithuanian 3% Slovak 3%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 2% 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: ▼ -271.81%
• Current HPI: 197.8418
• Rent YoY: ▲ 3.23%
• 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

+15.4% since first listed

10 events — show timeline

• 2026-06-01 Price Changed $149,900 SOMO
• 2026-05-11 Price Changed $154,500 SOMO
• 2026-04-22 Listed $155,000 SOMO
• 2024-05-20 Sold (Public Records) — Public Records
• 2024-05-17 Sold (MLS) — SOMO
• 2024-04-03 Pending — SOMO
• 2024-04-01 Listed $129,900 SOMO
• 2023-02-27 Sold (Public Records) — Public Records
• 2022-10-11 Sold (Public Records) — Public Records
• 2000-05-01 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $509 · +3.8% YoY. Source: county tax records.