827 E Garfield St · Springfield, MO 65803

$110,000

2 bd · 1.0 ba · 1,049 sqft · SingleFamily public records · 100 Days on market

Built 1892 9,148 sqft lot $105/sqft · 8% below area Est $119k · 7% 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 +19.5/30.0
• ARV discount +10.8/15.0
• DSCR +6.2/10.0
• 1% rule +4.4/10.0
• 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

Secure a high-performance asset or a move-in ready residence with this updated 2-bedroom, 2-bathroom cottage. Built in 1892 but brought into the modern era with a recent remodel, this 1,049 sq. ft. home balances historic character with the contemporary finishes today's occupants demand. Currently tenant-occupied and professionally managed, it offers a stabilized entry into the Springfield market. The interior stands out with hardwood flooring throughout, soaring tall ceilings, and an open-concept living area. The updated kitchen is a major highlight, featuring granite countertops, an electric stove, and a dishwasher--amenities that elevate it above standard 'low-end' rentals. With central heat and air for year-round comfort and a dedicated laundry area, the home is designed for functional ease. The large 0.21-acre lot offers plenty of room for hobbies or extra storage. Whether you're looking for a turn-key rental with premium appeal or an affordable home you can be proud to own, this property is a solid choice.

Key facts

• Hardwood flooring
• Recent remodel
• Tall ceilings

Tags

• MOVE-IN READY RESIDENCE
• RECENT REMODEL
• HARDWOOD FLOORING
• TALL CEILINGS
• OPEN-CONCEPT LIVING AREA
• UPDATED KITCHEN

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 $125 ($1k/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 $103k (6.1% below list).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: Robberson Elem. (math 27% / reading 32%, grade F, #813 of 1,115 statewide, top 75%, 166 students, 89% FRL); Reed Middle (math 33% / reading 44%, grade F, #202 of 391 statewide, top 54%, 512 students, 70% 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.
• Market conditions: Rents rising fast (+4.2%/yr); 401 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $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 100 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 6 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.
• Current owner paid $25k; list at $110k implies a 340% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1892 — 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 $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1892 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 8.9

CMA / ARV

• ARV (median comp): $118,792
• List price: $110,000
• Delta: -7.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2023 N Taylor Ave	0.29mi	2/1.0	1,035 (-1%)	2mo	$80,000	$77	83
2033 N Taylor Ave	0.29mi	3/1.0 (+1)	1,036 (-1%)	2mo	$120,000	$116	78
1112 E Dale St	0.27mi	2/1.0	988 (-6%)	1mo	$114,900	$116	77
2160 N Kellett Ave	0.20mi	2/1.0	964 (-8%)	2mo	$104,900	$109	75
2310 N Pierce Ave	0.37mi	2/1.0	976 (-7%)	1mo	$14,900	$15	70
2036 N Prospect Ave	0.51mi	2/1.0	976 (-7%)	1mo	$125,000	$128	64
2110 N Pickwick Ave	0.71mi	2/1.0	1,022 (-3%)	1mo	$132,500	$130	62
2111 N Rogers Ave	0.56mi	2/1.0	962 (-8%)	1mo	$165,000	$172	59
1433 E Commercial St	0.73mi	2/1.0	1,008 (-4%)	1mo	$124,900	$124	58
2047 N Campbell Ave	0.66mi	2/1.0	948 (-10%)	1mo	$129,900	$137	52
1012 E Talmage St	0.72mi	2/1.0	960 (-8%)	2mo	$139,000	$145	50
1145 E Jean St	0.69mi	2/1.0	1,174 (+12%)	3mo	$109,000	$93	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 · 4.24% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-8,609
• Equity at exit: $16,401

10-year hold

• IRR: 3.5%
• Equity multiple: 1.26×
• Total profit: $8,107
• 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 65803

• Home prices YoY: -29.8%
• Rents YoY: 4.2%
• Active inventory: 401
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,033 high
• Mortgage (P&I): −$577
• Tax from tax record: −$69 /mo · $828/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $125

Break-even live

Break-even rent $875

Max offer price $110,000

Occupancy floor 83%

Sensitivity live

Price	-10% $187	-5% $156	+0% $125	+5% $93	+10% $62
Rent	-10% $43	-5% $84	+0% $125	+5% $165	+10% $206
Rate	-1.0pp $180	-0.5pp $153	base $125	+0.5pp $96	+1.0pp $67

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 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
805 E Garfield St Springfield, MO	2.0	1.0	950	$950	$1.00	15d	1	0.03mi
2034 N Washington Ave Springfield, MO	2.0	1.0	800	$875	$1.09	45d	1	0.17mi
2234 N Travis Ave Springfield, MO	1.0	1.0	890	$750	$0.84	45d	1	0.35mi
407 E Dale St Apt B Springfield, MO	2.0	1.0	720	$795	$1.10	15d	1	0.38mi
2153 N National Ave Springfield, MO	3.0	1.0	1163	$1,195	$1.03	15d	1	0.42mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	45d	1	0.46mi
716 E Locust St Unit A Springfield, MO	2.0	1.0	915	$850	$0.93	25d	1	0.48mi
1636 N National Ave Springfield, MO	3.0	1.5	1000	$995	$0.99	45d	1	0.55mi
1112 E Locust St Springfield, MO	2.0	1.0	840	$945	$1.12	25d	1	0.57mi
1623 N Jefferson Ave Unit B Springfield, MO	1.0	1.0	750	$950	$1.27	45d	1	0.58mi
2054 N Rogers Ave Springfield, MO	2.0	1.0	888	$925	$1.04	15d	1	0.60mi
2337 N Ramsey Ave Springfield, MO	2.0	1.0	882	$875	$0.99	15d	1	0.61mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	22d	1	0.64mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	45d	1	0.66mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	45d	1	0.66mi
2345 N Prospect Ave Springfield, MO	2.0	1.0	792	$850	$1.07	15d	1	0.66mi
2313 N Rogers Ave Unit 1 Springfield, MO	2.0	2.0	882	$950	$1.08	15d	1	0.68mi
1409 N Washington Ave Springfield, MO	2.0	1.0	839	$1,405	$1.67	15d	2	0.71mi
1339 E Division St Springfield, MO	3.0	2.0	1186	$1,350	$1.14	25d	1	0.78mi
1447 E Oakwood Ln Springfield, MO	2.0	2.0	982	$1,395	$1.42	45d	1	0.81mi
1306 N Frisco Ave Apt A Springfield, MO	2.0	1.5–2.0	970	$995	$1.03	15d	19	0.82mi
2221 N Weller Ave Springfield, MO	3.0	2.0	1215	$1,395	$1.15	15d	1	0.82mi
1501 E Blaine St Springfield, MO	2.0	1.0	958	$695	$0.73	25d	1	0.84mi
1529 N Weller Ave Springfield, MO	2.0	1.0	870	$995	$1.14	25d	1	0.90mi
2337 N Delaware Ave Springfield, MO	2.0	1.0	876	$1,195	$1.36	45d	1	0.93mi
603 W Division St Springfield, MO	2.0	1.0	816	$995	$1.22	15d	1	0.97mi
1710 E Commercial St Unit B Springfield, MO	2.0	1.0	950	$775	$0.82	45d	1	1.10mi
2940 N East Ave Springfield, MO	2.0	2.0	915	$700	$0.77	15d	1	1.18mi
2850 N Campbell Ave Apt S Springfield, MO	1.0	1.0	727	$750	$1.03	45d	1	1.20mi
616 W Webster St Springfield, MO	2.0	1.5	1178	$1,050	$0.89	15d	1	1.22mi
2120 N Johnston Ave Springfield, MO	2.0	1.0	880	$925	$1.05	45d	1	1.27mi
1034 E McCanse St Springfield, MO	3.0	1.0	910	$1,150	$1.26	25d	1	1.35mi
STE Springfield, MO	3.0	2.0	1477	$1,600	$1.08	15d	2	1.37mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	25d	1	1.43mi
1127 W Talmage St Springfield, MO	3.0	2.0	1160	$1,650	$1.42	45d	1	1.44mi

Listing history 30 events

1. 2026-06-22
   days on market $110,000 Active 100 DOM
2. 2026-06-18
   days on market $110,000 Active 97 DOM
3. 2026-06-17
   days on market $110,000 Active 96 DOM
4. 2026-06-16
   days on market $110,000 Active 95 DOM
5. 2026-06-15
   days on market $110,000 Active 94 DOM
6. 2026-06-14
   days on market $110,000 Active 92 DOM
7. 2026-06-10
   days on market $110,000 Active 89 DOM
8. 2026-06-09
   days on market $110,000 Active 88 DOM
9. 2026-06-08
   days on market $110,000 Active 87 DOM
10. 2026-06-07
    days on market $110,000 Active 86 DOM
11. 2026-06-03
    days on market $110,000 Active 82 DOM
12. 2026-06-02
    days on market $110,000 Active 81 DOM
13. 2026-06-01
    days on market $110,000 Active 80 DOM
14. 2026-05-31
    days on market $110,000 Active 79 DOM
15. 2026-05-30
    days on market $110,000 Active 78 DOM
16. 2026-03-11
    listed $110,000 Active 1026-char remark

    Show marketing remark (1026 chars)

    Secure a high-performance asset or a move-in ready residence with this updated 2-bedroom, 2-bathroom cottage. Built in 1892 but brought into the modern era with a recent remodel, this 1,049 sq. ft. home balances historic character with the contemporary finishes today's occupants demand. Currently tenant-occupied and professionally managed, it offers a stabilized entry into the Springfield market. The interior stands out with hardwood flooring throughout, soaring tall ceilings, and an open-concept living area. The updated kitchen is a major highlight, featuring granite countertops, an electric stove, and a dishwasher--amenities that elevate it above standard 'low-end' rentals. With central heat and air for year-round comfort and a dedicated laundry area, the home is designed for functional ease. The large 0.21-acre lot offers plenty of room for hobbies or extra storage. Whether you're looking for a turn-key rental with premium appeal or an affordable home you can be proud to own, this property is a solid choice.

17. 2025-04-28
    historical $950
18. 2025-04-27
    listed $110,000 Active
19. 2025-04-08
    listed $950
20. 2024-03-24
    historical $895
21. 2024-03-13
    listed $895
22. 2022-02-28
    price $895
23. 2021-07-09
    soldstatus
24. 2021-07-08
    soldstatus
25. 2021-06-18
    listed $45,000
26. 2020-11-25
    soldstatus
27. 2020-11-20
    soldstatus
28. 2020-10-20
    listed $39,900
29. 2019-07-15
    soldstatus
30. 2009-10-23
    soldstatus $25,000

ⓘ 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: $828 · $69/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$239/yr (+$20/mo · 28.9%)

ⓘ 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 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: $12,399
• − Mortgage interest: −$6,162
• − Property taxes: −$828
• − Insurance: −$550
• − Repairs & maintenance: −$992
• − Management: −$992
• − Depreciation: −$3,200
• Taxable loss: −$324
• Est. tax savings @ 24.0%: +$78
• After-tax cash flow: $1,573/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

+340.0% since first listed

15 events — show timeline

• 2026-03-11 Listed $110,000 SOMO
• 2025-04-28 Rental Removed $950 APPFOLIO
• 2025-04-27 Listed $110,000 SOMO
• 2025-04-08 Listed for Rent $950 APPFOLIO
• 2024-03-24 Rental Removed $895 APPFOLIO
• 2024-03-13 Listed for Rent $895 APPFOLIO
• 2022-02-28 Price Changed $895 APPFOLIO
• 2021-07-09 Sold (Public Records) — Public Records
• 2021-07-08 Sold (MLS) — SOMO
• 2021-06-18 Listed $45,000 SOMO
• 2020-11-25 Sold (Public Records) — Public Records
• 2020-11-20 Sold (MLS) — SOMO
• 2020-10-20 Listed $39,900 SOMO
• 2019-07-15 Sold (Public Records) — Public Records
• 2009-10-23 Sold (Public Records) $25,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $828 · +16.8% YoY. Source: county tax records.