1508 E Livingston St · Springfield, MO 65803

$109,900

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 18 Days on market

Built 1958 0.38 ac lot Est $136k · 19% 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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +4.9/10.0
• 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 MLS

Great Investment or 1st home buyer! Super cute 3 bedroom home! Property has another lot to the west that is included in the sale. Amenities include - great utility room, refrigerator and stove stay, nice covered front porch, vinyl windows and fenced back yard. Big yard with landscaping and trees. Call for a private showing today!

Key facts

• Spacious living area
• Updated kitchen
• 0.38 acre lot

Tags

• UPDATED KITCHEN
• LARGE FENCED BACKYARD
• SPACIOUS LIVING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $184 ($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 $109k (1.2% below list).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: Fremont Elem. (math 22% / reading 32%, grade F, #850 of 1,115 statewide, top 78%, 382 students, 80% FRL); Pleasant View Middle (math 31% / reading 42%, grade F, #231 of 391 statewide, top 60%, 379 students, 56% FRL); Hillcrest High (math 9% / reading 35%, grade F, #462 of 521 statewide, top 90%, 1,017 students, 64% FRL) — zoned schools average 67% FRL vs 46% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.2%/yr); 394 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $760 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 18 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 1958 — 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 $108,251 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — 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: 0.99% ✗
• Cap rate: 8.30%
• Cash-on-cash: 7.16%
• DSCR: 1.32
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $135,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1420 E Livingston St	0.10mi	2/1.0 (-1)	780 (-14%)	4mo	$59,900	$77	63
1658 E Nora St	0.24mi	3/1.0	1,040 (+14%)	3mo	$114,900	$110	63
1622 E Turner St	0.57mi	2/1.0 (-1)	896 (-2%)	6mo	$130,000	$145	61
2632 N Kellett Ave	0.73mi	3/1.0	938 (+3%)	3mo	$99,000	$106	59
2502 N Delaware Ave	0.27mi	3/1.0	1,045 (+15%)	8mo	$160,000	$153	56
1012 E Talmage St	0.64mi	2/1.0 (-1)	960 (+5%)	2mo	$139,000	$145	55
1840 E Turner St	0.70mi	3/2.0	896 (-2%)	7mo	$159,950	$179	55
2111 N Rogers Ave	0.75mi	2/1.0 (-1)	962 (+6%)	1mo	$165,000	$172	50
2800 N East Ave	0.65mi	2/1.0 (-1)	960 (+5%)	7mo	$150,000	$156	50
1112 E Evergreen St	0.56mi	3/1.5	1,040 (+14%)	2mo	$169,000	$163	47
2110 N Pickwick Ave	0.72mi	2/1.0 (-1)	1,022 (+12%)	1mo	$132,500	$130	40
2135 N Fremont Ave	0.69mi	2/1.0 (-1)	804 (-12%)	8mo	$119,900	$149	37

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: -4.1%
• Equity multiple: 0.84×
• Total profit: $-4,778
• Equity at exit: $16,386

10-year hold

• IRR: 6.8%
• Equity multiple: 1.54×
• Total profit: $16,521
• Equity at exit: $9,502

Cash invested: $30,772 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,085 high
• Mortgage (P&I): −$576
• Tax from tax record: −$52 /mo · $620/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $184

Break-even live

Break-even rent $853

Max offer price $109,900

Occupancy floor 78%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2508 N National Ave Springfield, MO	4.0	2.0	866	$1,195	$1.38	13d	1	0.45mi
2337 N Delaware Ave Springfield, MO	2.0	1.0	876	$1,195	$1.36	43d	1	0.48mi
2345 N Prospect Ave Springfield, MO	2.0	1.0	792	$850	$1.07	13d	1	0.51mi
1447 E Oakwood Ln Springfield, MO	2.0	2.0	982	$1,395	$1.42	43d	1	0.52mi
2313 N Rogers Ave Unit 1 Springfield, MO	2.0	2.0	882	$950	$1.08	13d	1	0.53mi
2337 N Ramsey Ave Springfield, MO	2.0	1.0	882	$875	$0.99	13d	1	0.57mi
2940 N East Ave Springfield, MO	2.0	2.0	915	$700	$0.77	13d	1	0.71mi
1034 E McCanse St Springfield, MO	3.0	1.0	910	$1,150	$1.26	23d	1	0.77mi
2054 N Rogers Ave Springfield, MO	2.0	1.0	888	$925	$1.04	13d	1	0.81mi
2650 N Barnes Ave Apt C22 Springfield, MO	2.0	2.0	1100	$1,000	$0.91	43d	1	0.85mi
1710 E Commercial St Unit B Springfield, MO	2.0	1.0	950	$775	$0.82	43d	1	1.13mi
1501 E Blaine St Springfield, MO	2.0	1.0	958	$695	$0.73	23d	1	1.14mi
805 E Garfield St Springfield, MO	2.0	1.0	950	$950	$1.00	13d	1	1.19mi
2034 N Washington Ave Springfield, MO	2.0	1.0	800	$875	$1.09	43d	1	1.28mi
1636 N National Ave Springfield, MO	3.0	1.5	1000	$995	$0.99	43d	1	1.29mi
1529 N Weller Ave Springfield, MO	2.0	1.0	870	$995	$1.14	23d	1	1.34mi
407 E Dale St Apt B Springfield, MO	2.0	1.0	720	$795	$1.10	13d	1	1.40mi
1112 E Locust St Springfield, MO	2.0	1.0	840	$945	$1.12	23d	1	1.40mi

Listing history 11 events

1. 2026-06-03
   statusdays on market $109,900 Pending 18 DOM
2. 2026-06-02
   days on market $109,900 Active 17 DOM
3. 2026-06-01
   days on market $109,900 Active 16 DOM
4. 2026-05-31
   days on market $109,900 Active 15 DOM
5. 2026-05-30
   days on market $109,900 Active 14 DOM
6. 2026-04-10
   status Pending
7. 2026-04-01
   status Active
8. 2026-03-20
   status Pending
9. 2026-03-17
   listed $109,900 Active
10. 2020-08-27
    soldstatus 332-char remark

    Show marketing remark (332 chars)

    Great Investment or 1st home buyer! Super cute 3 bedroom home! Property has another lot to the west that is included in the sale. Amenities include - great utility room, refrigerator and stove stay, nice covered front porch, vinyl windows and fenced back yard. Big yard with landscaping and trees. Call for a private showing today!

11. 2020-06-16
    listed $52,000 332-char remark

    Show marketing remark (332 chars)

    Great Investment or 1st home buyer! Super cute 3 bedroom home! Property has another lot to the west that is included in the sale. Amenities include - great utility room, refrigerator and stove stay, nice covered front porch, vinyl windows and fenced back yard. Big yard with landscaping and trees. Call for a private showing today!

ⓘ 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: $620 · $52/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$446/yr (+$37/mo · 71.9%)

ⓘ 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: $13,024
• − Mortgage interest: −$6,156
• − Property taxes: −$620
• − Insurance: −$550
• − Repairs & maintenance: −$1,042
• − Management: −$1,042
• − Depreciation: −$3,197
• Taxable income: $418
• Est. tax owed @ 24.0%: −$100
• After-tax cash flow: $2,103/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

+111.3% since first listed

6 events — show timeline

• 2026-04-10 Pending — SOMO
• 2026-04-01 Relisted — SOMO
• 2026-03-20 Pending — SOMO
• 2026-03-17 Listed $109,900 SOMO
• 2020-08-27 Sold (MLS) — SOMO
• 2020-06-16 Listed $52,000 SOMO

Property tax history

+2.7%/yr

Latest (2025): $620 · +5.3% YoY. Source: county tax records.