1957 W High St · Springfield, MO 65803

$75,000

3 bd · 1.0 ba · 680 sqft · SingleFamily public records · 34 Days on market

Built 1915 0.52 ac lot $110/sqft · 25% below area Est $100k · 25% under ↓ 12% since listing

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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

Calling all investors! TWO awesome investment project opportunities!!! There are 2 homes (1945 & 1957 High St) on this lot that would make great flips or renovation projects. Water heater recently replaced in one of the units. Homes being sold as-is. You don't want to miss out on this deal!

Key facts

• Bright living area
• Inviting front porch
• Peaceful setting

Tags

• INVITING FRONT PORCH
• BRIGHT LIVING AREA
• PLENTY OF CABINET SPACE
• OVERSIZED LOT
• PEACEFUL SETTING
• GENEROUS YARD SPACE

Property features AI

Exterior

• Parking: Driveway with gravel surface
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Composition roof
• Exterior features: Front porch; Level lot; 150 x 150 lot dimensions; Asphalt road frontage on a city street; Publicly maintained road; Has a view

Interior

• Kitchen: Gas oven; Free-standing gas range; Gas water heater
• Flooring: Carpet; Laminate; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric forced-air heating; No central cooling
• Interior features: High-speed internet; Insulated double-pane windows
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 1915 — 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.37% ✓
• Cap rate: 11.43%
• Cash-on-cash: 18.33%
• DSCR: 1.82
• GRM: 6.1

CMA / ARV

• ARV (median comp): $99,950
• List price: $75,000
• Delta: -24.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2237 N Park Ave	0.19mi	2/1.0 (-1)	720 (+6%)	3mo	$99,900	$139	74
2100 N Park Ave	0.22mi	2/1.0 (-1)	728 (+7%)	1mo	$99,900	$137	72
1921 W Atlantic St	0.26mi	2/1.0 (-1)	665 (-2%)	10mo	$95,000	$143	71
1925 W Atlantic St	0.25mi	2/1.0 (-1)	728 (+7%)	3mo	$100,000	$137	69
2306 N Fay Ave	0.21mi	2/1.0 (-1)	748 (+10%)	3mo	$136,500	$182	66
2064 N Park Ave	0.23mi	2/1.0 (-1)	642 (-6%)	13mo	$109,000	$170	64
2068 N Lexington Ave	0.23mi	2/1.0 (-1)	728 (+7%)	16mo	$60,000	$82	59
2042 N Marion Ave	0.19mi	2/1.0 (-1)	780 (+15%)	6mo	$149,900	$192	56
1503 W Lee St	0.45mi	2/1.0 (-1)	646 (-5%)	13mo	$110,000	$170	55
2333 N Farmer Ave	0.31mi	2/1.0 (-1)	768 (+13%)	8mo	$69,900	$91	52
1706 W Thoman St	0.42mi	2/1.0 (-1)	780 (+15%)	9mo	$120,000	$154	43

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: 11.3%
• Equity multiple: 1.46×
• Total profit: $9,577
• Equity at exit: $11,183

10-year hold

• IRR: 21.3%
• Equity multiple: 2.91×
• Total profit: $40,114
• Equity at exit: $6,485

Cash invested: $21,000 (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 65803

• Home prices YoY: -29.8%
• Rents YoY: 4.2%
• Active inventory: 394
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,029 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$67 /mo · $809/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $321

Break-even live

Break-even rent $623

Max offer price $75,000

Occupancy floor 64%

Sensitivity live

Price	-10% $363	-5% $342	+0% $321	+5% $300	+10% $278
Rent	-10% $240	-5% $280	+0% $321	+5% $361	+10% $402
Rate	-1.0pp $359	-0.5pp $340	base $321	+0.5pp $301	+1.0pp $282

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.37mi
1126 W Hamilton St Springfield, MO	2.0	1.0	648	$895	$1.38	24d	1	1.21mi
2712 W Nichols St Springfield, MO	2.0	1.0	619	$795	$1.28	44d	1	1.50mi

Listing history 19 events

1. 2026-06-18
   days on market $75,000 Active 34 DOM
2. 2026-06-17
   days on market $75,000 Active 33 DOM
3. 2026-06-16
   days on market $75,000 Active 32 DOM
4. 2026-06-15
   days on market $75,000 Active 31 DOM
5. 2026-06-14
   days on market $75,000 Active 29 DOM
6. 2026-06-10
   days on market $75,000 Active 26 DOM
7. 2026-06-09
   days on market $75,000 Active 25 DOM
8. 2026-06-08
   days on market $75,000 Active 24 DOM
9. 2026-06-07
   days on market $75,000 Active 23 DOM
10. 2026-06-03
    days on market $75,000 Active 19 DOM
11. 2026-06-02
    days on market $75,000 Active 18 DOM
12. 2026-06-01
    days on market $75,000 Active 17 DOM
13. 2026-05-31
    days on market $75,000 Active 16 DOM
14. 2026-05-30
    days on market $75,000 Active 15 DOM
15. 2026-05-11
    status Pending 1418-char remark
16. 2026-05-07
    listed $75,000 Active 1418-char remark
17. 2022-05-02
    soldstatus 297-char remark

    Show marketing remark (297 chars)

    Calling all investors! TWO awesome investment project opportunities!!! There are 2 homes (1945 & 1957 High St) on this lot that would make great flips or renovation projects. Water heater recently replaced in one of the units. Homes being sold as-is. You don't want to miss out on this deal!

18. 2022-03-29
    listed $80,000 297-char remark

    Show marketing remark (297 chars)

    Calling all investors! TWO awesome investment project opportunities!!! There are 2 homes (1945 & 1957 High St) on this lot that would make great flips or renovation projects. Water heater recently replaced in one of the units. Homes being sold as-is. You don't want to miss out on this deal!

19. 2021-08-20
    listed $85,000

ⓘ 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: $809 · $67/mo
• Projected year-2 tax: $809 · $67/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $12,345
• − Mortgage interest: −$4,201
• − Property taxes: −$809
• − Insurance: −$375
• − Repairs & maintenance: −$988
• − Management: −$988
• − Depreciation: −$2,182
• Taxable income: $2,804
• Est. tax owed @ 24.0%: −$673
• After-tax cash flow: $3,177/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

-11.8% since first listed

6 events — show timeline

• 2026-05-19 Relisted — SOMO
• 2026-05-11 Pending — SOMO
• 2026-05-07 Listed $75,000 SOMO
• 2022-05-02 Sold (MLS) — SOMO
• 2022-03-29 Listed $80,000 SOMO
• 2021-08-20 Listed $85,000 SOMO

Property tax history

+1.7%/yr

Latest (2025): $809 · +10.0% YoY. Source: county tax records.