851 S Grant Ave · Springfield, MO 65806

$110,000

2 bd · 1.0 ba · 972 sqft · SingleFamily public records · 35 Days on market

Built 1926 7,405 sqft lot $113/sqft · 22% below area Est $141k · 22% under

---

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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for an investor or future owner-occupant. Tenant currently in place. Property is being sold as-is.

Key facts

• 7,405 sq ft lot
• Built 1926
• Listed 35 days

Property features AI

Finance

• Other: Directions: N on Campbell, W on Sunshine, N on Grant — home is on the left
• Financial info: Annual tax listed (details available separately)
• HOA & community: Not specified

Exterior

• Parking: Not specified
• Security: Not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One story
• Construction: Built area above grade: 972; Lot about 0.17 acre
• Exterior features: Located in the Ferguson subdivision

Interior

• Kitchen: Not specified
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: No central cooling
• Interior features: One-level living
• Laundry & utility: Not specified

🏷️ Possibly a rental listed for sale. The $110,000 price doesn't fit this home's estimated sale value (~$140,954) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $135 ($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 $101k (7.9% below list).
• Recommended offer: $101k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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: Campbell Elem. (126 students, 72% FRL); Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL) — zoned schools average 62% FRL vs 46% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 52% at this address vs 39% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Springfield R-XII average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.2%/yr); 86 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,302 units permitted in Greene County in 2024 (250 in 5+ unit buildings).
• This rent runs 43% of the median local income ($28k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 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 35 days — a 3% lower offer ($107k) 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 1926 — 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 $101,363 (7.9% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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: 0.92% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.24%
• DSCR: 1.23
• GRM: 9.0

CMA / ARV

• ARV (median comp): $140,954
• List price: $110,000
• Delta: -21.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
864 S Main Ave	0.10mi	2/1.0	968 (-0%)	2mo	$182,000	$188	94
920 S Douglas Ave	0.09mi	3/1.0 (+1)	956 (-2%)	1mo	$139,900	$146	87
936 S Douglas Ave	0.11mi	3/1.5 (+1)	1,000 (+3%)	2mo	$89,000	$89	81
735 S Missouri Ave	0.22mi	2/1.0	904 (-7%)	0mo	$140,000	$155	78
925 W Mount Vernon St	0.42mi	2/1.0	990 (+2%)	6mo	$129,900	$131	72
942 S Market Ave	0.20mi	2/1.0	884 (-9%)	6mo	$139,000	$157	70
900 S Missouri Ave	0.13mi	3/2.0 (+1)	1,050 (+8%)	2mo	$160,000	$152	70
1139 S Fort Ave	0.63mi	3/1.0 (+1)	890 (-8%)	5mo	$218,000	$245	48
421 S Fort Ave	0.71mi	3/1.0 (+1)	1,034 (+6%)	6mo	$80,000	$77	46
1530 W Lombard St	0.71mi	2/1.0	840 (-14%)	1mo	$145,000	$173	43
1259 S Ferguson Ave	0.69mi	1/1.0 (-1)	864 (-11%)	4mo	$140,000	$162	41
646 S Fort Ave	0.54mi	3/2.0 (+1)	1,116 (+15%)	2mo	$169,900	$152	40

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 · 4.17% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.74×
• Total profit: $-8,086
• Equity at exit: $16,401

10-year hold

• IRR: 3.8%
• Equity multiple: 1.29×
• Total profit: $8,899
• Equity at exit: $9,511

Cash invested: $30,800 (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 65806

• Home prices YoY: -11.7%
• Rents YoY: 4.2%
• Active inventory: 86
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,014 high
• Mortgage (P&I): −$577
• Tax from tax record: −$43 /mo · $522/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $135

Break-even live

Break-even rent $843

Max offer price $110,000

Occupancy floor 82%

Sensitivity live

Price	-10% $197	-5% $166	+0% $135	+5% $103	+10% $72
Rent	-10% $55	-5% $95	+0% $135	+5% $175	+10% $215
Rate	-1.0pp $190	-0.5pp $163	base $135	+0.5pp $106	+1.0pp $77

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
847 S Grant Ave Springfield, MO	2.0	1.0	1080	$815	$0.75	44d	1	0.02mi
505 W Grand St Springfield, MO	1.0–2.0	1.0–2.0	996	$1,395	$1.40	14d	1	0.16mi
433 W Grand St Unit C Springfield, MO	2.0	1.0	1023	$1,295	$1.27	44d	1	0.21mi
1044 S Main Ave Springfield, MO	2.0	1.0	1089	$1,050	$0.96	44d	1	0.24mi
1112 S Grant Ave Springfield, MO	1.0	1.0	800	$1,095	$1.37	44d	1	0.33mi
901 South Ave Springfield, MO	2.0–3.0	1.0–2.0	695	$825	$1.19	44d	1	0.34mi
1036 W Monroe Ter Springfield, MO	2.0	1.0	812	$795	$0.98	24d	1	0.36mi
930 W Harrison St Springfield, MO	3.0	2.0	1046	$1,150	$1.10	14d	1	0.36mi
755 South Ave Unit 2 Springfield, MO	1.0	1.0	600	$850	$1.42	24d	1	0.36mi
741 South Ave Unit 5 Springfield, MO	1.0	1.0	950	$750	$0.79	44d	1	0.37mi
806 South Ave Springfield, MO	1.0	1.0	670	$1,085	$1.62	14d	3	0.38mi
301 W State St Unit D Springfield, MO	1.0	1.0	570	$875	$1.54	24d	1	0.39mi
810 W Catalpa St Apt 302 Springfield, MO	2.0	1.0	806	$664	$0.82	24d	1	0.46mi
810 W Catalpa St Apt 316 Springfield, MO	1.0	1.0	581	$551	$0.95	24d	1	0.46mi
513 S Broadway Ave Springfield, MO	2.0	1.0	800	$855	$1.07	44d	1	0.51mi
865 S Douglas Ave Springfield, MO	2.0	2.0	850	$895	$1.05	14d	4	0.52mi
430 W Pershing St Springfield, MO	2.0	2.0	765	$1,195	$1.56	14d	1	0.58mi
627 S Fort Ave Springfield, MO	2.0	1.0	880	$895	$1.02	24d	1	0.59mi
535 W Walnut St Springfield, MO	2.0	2.0	1096	$1,495	$1.36	44d	1	0.61mi
533 Bear Blvd Unit 111 Springfield, MO	1.0	1.0	1100	$649	$0.59	44d	1	0.66mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	21d	5	0.67mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	24d	5	0.67mi
733 W College St Springfield, MO	1.0	1.0	700	$750	$1.07	14d	1	0.67mi
305 S Campbell Ave Unit 208 Springfield, MO	1.0	1.0	649	$975	$1.50	14d	1	0.67mi
1200 W Walnut St Springfield, MO	2.0	2.0	1000	$995	$0.99	14d	3	0.68mi
511 E Cherry St Unit 2 Springfield, MO	1.0	1.0	700	$850	$1.21	44d	1	0.72mi
209 W McDaniel St Unit 209-207 Springfield, MO	1.0	1.0	700	$950	$1.36	44d	1	0.73mi
627 Bear Blvd Springfield, MO	2.0	2.0	943	$1,400	$1.48	44d	2	0.75mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	14d	4	0.75mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	24d	5	0.75mi
309 S Jefferson Ave Unit 211 Springfield, MO	2.0	2.0	762	$767	$1.01	44d	1	0.78mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	14d	8	0.79mi
1735 W Bennett St Springfield, MO	1.0	1.0	800	$1,124	$1.41	14d	2	1.09mi
937 E Elm St Unit 07 Springfield, MO	2.0	1.0	893	$1,025	$1.15	44d	1	1.10mi
926 E Walnut St Unit 11 Springfield, MO	2.0	2.0	990	$1,075	$1.09	44d	1	1.11mi
945 E Elm St Unit 07 Springfield, MO	1.0	1.0	759	$875	$1.15	44d	1	1.12mi
1911 W Elm St Springfield, MO	2.0	1.0	580	$875	$1.51	44d	1	1.15mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	14d	1	1.16mi
813 W Poplar St Unit 813 Springfield, MO	2.0	1.0	560	$795	$1.42	14d	1	1.17mi
815 N Grant Ave Unit A Springfield, MO	2.0	1.0	801	$625	$0.78	44d	1	1.24mi

Listing history 23 events

1. 2026-06-18
   days on market $110,000 Active 35 DOM
2. 2026-06-17
   days on market $110,000 Active 34 DOM
3. 2026-06-16
   days on market $110,000 Active 33 DOM
4. 2026-06-15
   days on market $110,000 Active 32 DOM
5. 2026-06-14
   days on market $110,000 Active 30 DOM
6. 2026-06-10
   days on market $110,000 Active 27 DOM
7. 2026-06-09
   days on market $110,000 Active 26 DOM
8. 2026-06-08
   days on market $110,000 Active 25 DOM
9. 2026-06-07
   days on market $110,000 Active 24 DOM
10. 2026-06-03
    days on market $110,000 Active 20 DOM
11. 2026-06-02
    days on market $110,000 Active 19 DOM
12. 2026-06-01
    days on market $110,000 Active 18 DOM
13. 2026-05-31
    days on market $110,000 Active 17 DOM
14. 2026-05-30
    days on market $110,000 Active 16 DOM
15. 2026-05-14
    listed $110,000 Active 116-char remark
16. 2023-11-24
    historical $795
17. 2023-11-06
    listed $795
18. 2023-10-27
    historical $795
19. 2023-10-24
    price $795
20. 2023-10-21
    listed $899
21. 2017-03-09
    soldstatus
22. 2016-04-12
    listed $35,000
23. 2005-04-11
    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: $522 · $43/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$545/yr (+$45/mo · 104.6%)

ⓘ 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 ≥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: $12,164
• − Mortgage interest: −$6,162
• − Property taxes: −$522
• − Insurance: −$550
• − Repairs & maintenance: −$973
• − Management: −$973
• − Depreciation: −$3,200
• Taxable loss: −$216
• Est. tax savings @ 24.0%: +$52
• After-tax cash flow: $1,667/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): 13,692
• Household income: $28,165
• Rent vs Own: 87.3% rent · 12.7% own
• Severe rent burden: 1966.0

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 (75%)
• Race & ethnicity: White 75% Two or more races 8% Hispanic / Latino 7% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Italian 1% Scotch-Irish 1%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -27.72%
• Current HPI: 208.8156
• Rent YoY: ▲ 4.17%
• 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

+214.3% since first listed

9 events — show timeline

• 2026-05-14 Listed $110,000 SOMO
• 2023-11-24 Rental Removed $795 APPFOLIO
• 2023-11-06 Listed for Rent $795 APPFOLIO
• 2023-10-27 Rental Removed $795 APPFOLIO
• 2023-10-24 Price Changed $795 APPFOLIO
• 2023-10-21 Listed for Rent $899 APPFOLIO
• 2017-03-09 Sold (MLS) — SOMO
• 2016-04-12 Listed $35,000 SOMO
• 2005-04-11 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $522 · +21.8% YoY. Source: county tax records.