1936 E Cairo St · Springfield, MO 65802

$70,000

2 bd · 1.0 ba · 810 sqft · SingleFamily public records · 21 Days on market

Built 1935 6,534 sqft lot $86/sqft · 50% below area ↓ 16% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent investment opportunity with endless potential! This property is the perfect candidate for a flip, rental, or long-term addition to your investment portfolio. With solid bones and plenty of opportunity to add value, this home is ready for the right investor to bring their vision and creativity. Whether you're looking to renovate and resell or create a strong rental property, the possibilities here are tremendous. Affordable opportunities with this much potential are becoming harder to find, making this a great chance for investors, flippers, or handy buyers looking to build equity. Property is sold 'As-IS'.

Key facts

• 6,534 sq ft lot
• Garage
• Built 1935

Property features AI

Finance

• Other: Not specified
• Financial info: Not specified
• HOA & community: Not specified

Exterior

• Parking: Detached or attached garage not specified, includes 1 garage space
• Security: Not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One story
• Construction: Not specified
• Exterior features: Lot in Eastland subdivision; 0.15 acre lot

Interior

• Kitchen: Not specified
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating present (type: Other); No cooling
• Interior features: One level living
• Laundry & utility: Not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.8% 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.
• Zoned schools: Bingham Elem. (math 27% / reading 37%, grade F, #761 of 1,115 statewide, top 72%, 422 students, 78% FRL); Hickory Hills Middle (math 31% / reading 44%, grade F, #215 of 391 statewide, top 56%, 414 students, 46% FRL); Glendale High (math 21% / reading 55%, grade F, #290 of 521 statewide, top 56%, 1,307 students, 33% FRL).
• Market conditions: Rents rising fast (+4.8%/yr); 512 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 $484 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 + 4.8% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 4 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 1935 — 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 $68,950 (1.5% below list)

Questions for the listing agent

1. Built in 1935 — 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: 1.52% ✓
• Cap rate: 12.78%
• Cash-on-cash: 23.16%
• DSCR: 2.03
• GRM: 5.5

CMA / ARV

• ARV (median comp): $141,258
• List price: $70,000
• Delta: -50.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1926 E Elm St	0.17mi	2/1.0	810 (0%)	4mo	$137,500	$170	89
1920 E Cairo St	0.03mi	2/2.0	828 (+2%)	6mo	$95,000	$115	86
1938 E Monroe Ter	0.47mi	2/1.0	834 (+3%)	6mo	$124,900	$150	68
1607 E Olive St	0.50mi	2/1.0	708 (-13%)	11mo	$129,900	$183	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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 1.75×
• Total profit: $14,732
• Equity at exit: $10,437

10-year hold

• IRR: 27.8%
• Equity multiple: 3.67×
• Total profit: $52,296
• Equity at exit: $6,052

Cash invested: $19,600 (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 65802

• Home prices YoY: -31.9%
• Rents YoY: 4.8%
• Active inventory: 512
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,063 high
• Mortgage (P&I): −$367
• Tax from tax record: −$65 /mo · $779/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $378

Break-even live

Break-even rent $584

Max offer price $70,000

Occupancy floor 59%

Sensitivity live

Price	-10% $418	-5% $398	+0% $378	+5% $358	+10% $339
Rent	-10% $294	-5% $336	+0% $378	+5% $420	+10% $462
Rate	-1.0pp $414	-0.5pp $396	base $378	+0.5pp $360	+1.0pp $342

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2013 E Cherry St Springfield, MO	1.0	1.0	740	$1,200	$1.62	24d	1	0.22mi
2154 E Cairo St Springfield, MO	3.0	2.0	1100	$1,395	$1.27	44d	1	0.27mi
1834 E Monroe St Springfield, MO	2.0	1.0	792	$895	$1.13	44d	1	0.44mi
726 S Kentwood Ave Springfield, MO	2.0	1.0	1116	$1,295	$1.16	14d	1	0.48mi
2323 E Cherry St Springfield, MO	2.0	1.5	750	$1,195	$1.59	14d	1	0.52mi
2323 E Cherry St Springfield, MO	2.0	1.5	750	$1,195	$1.59	24d	1	0.52mi
861 S Crutcher Ave Springfield, MO	2.0	1.0	650	$695	$1.07	14d	1	0.61mi
908 S Crutcher Ave Unit B Springfield, MO	1.0	1.0	750	$915	$1.22	24d	1	0.63mi
504 N Patterson Ave Apt C Springfield, MO	2.0	1.0	760	$725	$0.95	44d	1	0.64mi
928 S Crutcher Ave Unit C Springfield, MO	1.0	1.0	600	$650	$1.08	44d	1	0.67mi
1435 E Elm St Springfield, MO	2.0	1.0	702	$995	$1.42	24d	1	0.67mi
614 S Fremont Ave Springfield, MO	1.0	1.0	777	$995	$1.28	44d	1	0.76mi
1333 E Elm St Springfield, MO	1.0–2.0	1.0	830	$980	$1.18	44d	1	0.80mi
1210 E Cherry St Springfield, MO	2.0	2.0	750	$800	$1.07	44d	1	1.01mi
1147 E Elm St Unit 3 Springfield, MO	2.0	1.0	780	$975	$1.25	14d	1	1.05mi
1138 E Walnut St Unit 3 Springfield, MO	2.0	1.0	600	$940	$1.57	44d	1	1.05mi
1228 E Belmont St Springfield, MO	1.0–2.0	1.0	802	$930	$1.16	44d	1	1.16mi
945 E Elm St Unit 07 Springfield, MO	1.0	1.0	759	$875	$1.15	44d	1	1.25mi
937 E Elm St Unit 07 Springfield, MO	2.0	1.0	893	$1,025	$1.15	44d	1	1.26mi
926 E Walnut St Unit 11 Springfield, MO	2.0	2.0	990	$1,075	$1.09	44d	1	1.28mi
2072 E Bennett St Springfield, MO	1.0–2.0	1.0	750	$935	$1.25	44d	5	1.29mi
2146 E Bennett St Unit 0 Springfield, MO	2.0	1.0	1009	$895	$0.89	44d	1	1.30mi
2020 E Bennett St Springfield, MO	1.0–2.0	1.0	743	$930	$1.25	44d	6	1.31mi
1529 N Weller Ave Springfield, MO	2.0	1.0	870	$995	$1.14	24d	1	1.47mi
3080 E Cherry St Unit H104-ADA Springfield, MO	3.0	2.0	1030	$1,565	$1.52	44d	1	1.47mi
3080 E Cherry St Unit D312 Springfield, MO	2.0	2.0	730	$1,125	$1.54	24d	1	1.47mi
3080 E Cherry St Unit G308 Springfield, MO	2.0	2.0	730	$1,245	$1.71	44d	1	1.47mi
3080 E Cherry St Unit F104-ADA Springfield, MO	3.0	2.0	1030	$1,500	$1.46	24d	1	1.47mi

Listing history 14 events

1. 2026-06-18
   days on market $70,000 Active 21 DOM
2. 2026-06-17
   days on market $70,000 Active 20 DOM
3. 2026-06-16
   days on market $70,000 Active 19 DOM
4. 2026-06-15
   days on market $70,000 Active 18 DOM
5. 2026-06-14
   days on market $70,000 Active 16 DOM
6. 2026-06-10
   days on market $70,000 Active 13 DOM
7. 2026-06-09
   days on market $70,000 Active 12 DOM
8. 2026-06-08
   days on market $70,000 Active 11 DOM
9. 2026-06-07
   statusdays on market $70,000 Active 10 DOM
10. 2026-05-14
    listed $70,000 Active 623-char remark
11. 2025-12-11
    listed $90,500 Active
12. 2019-05-31
    soldstatus $350,000
13. 2016-01-12
    listed $83,365
14. 2013-05-22
    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: $779 · $65/mo
• Projected year-2 tax: $779 · $65/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°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: $12,751
• − Mortgage interest: −$3,921
• − Property taxes: −$779
• − Insurance: −$350
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$2,036
• Taxable income: $3,624
• Est. tax owed @ 24.0%: −$870
• After-tax cash flow: $3,669/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): 46,739
• Household income: $55,019
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 1818.0

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 (81%)
• Race & ethnicity: White 81% Two or more races 8% Hispanic / Latino 5% Black 4% Asian 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 2% Vietnamese 1% 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: ▼ -99.72%
• Current HPI: 212.9826
• Rent YoY: ▲ 4.82%
• 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

-16.0% since first listed

7 events — show timeline

• 2026-06-04 Relisted — SOMO
• 2026-05-21 Pending — SOMO
• 2026-05-14 Listed $70,000 SOMO
• 2025-12-11 Listed $90,500 SOMO
• 2019-05-31 Sold (Public Records) $350,000 Public Records
• 2016-01-12 Listed $83,365 SOMO
• 2013-05-22 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $779 · +9.9% YoY. Source: county tax records.