1626 N Golden Ave · Springfield, MO 65802

$80,000

2 bd · 1.0 ba · 956 sqft · SingleFamily public records · 2 Days on market

Built 1959 7,405 sqft lot $84/sqft · 44% below area Est $143k · 44% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• 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

Property being sold as-is.

Key facts

• 7,405 sq ft lot
• Built 1959
• Listed 2 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Exterior features: Lot in the Homeland subdivision; 0.17-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; No cooling
• Interior features: Heating present (other type)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 12.4% 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: Bissett Elem. (math 22% / reading 27%, grade F, #879 of 1,115 statewide, top 81%, 215 students, 86% FRL); Hillcrest High (math 9% / reading 35%, grade F, #462 of 521 statewide, top 90%, 1,017 students, 64% FRL) — zoned schools average 75% FRL vs 46% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 39% district-wide (-16 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 (+4.8%/yr); 512 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $553 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 17y 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 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1959 — 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: 1.43% ✓
• Cap rate: 12.40%
• Cash-on-cash: 21.83%
• DSCR: 1.97
• GRM: 5.8

CMA / ARV

• ARV (median comp): $142,847
• List price: $80,000
• Delta: -44.00%
• 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
1807 N Tyler Ave	0.14mi	3/1.0 (+1)	930 (-3%)	4mo	$105,000	$113	81
1635 N Colgate Ave	0.05mi	2/1.0	868 (-9%)	4mo	$129,000	$149	79
1819 N Tyler Ave	0.15mi	2/2.0	1,008 (+5%)	11mo	$149,900	$149	71
2956 W Lynn St	0.39mi	3/1.0 (+1)	936 (-2%)	7mo	$133,000	$142	68
1523 N Western Ave	0.45mi	2/1.0	992 (+4%)	8mo	$64,900	$65	66
1830 N Hillcrest Ave	0.22mi	3/2.0 (+1)	1,008 (+5%)	11mo	$179,900	$178	63
1330 N Fulbright Ave	0.62mi	2/1.0	1,008 (+5%)	1mo	$115,000	$114	61
1936 N Golden Ave	0.28mi	3/2.0 (+1)	1,056 (+10%)	3mo	$169,500	$161	58
1972 N Colgate Ave	0.34mi	2/1.0	851 (-11%)	9mo	$125,000	$147	58
3243 W Lynn St	0.43mi	3/2.0 (+1)	1,095 (+14%)	10mo	$165,000	$151	38
1108 N Oak Park Dr	0.69mi	3/1.0 (+1)	1,068 (+12%)	8mo	$155,000	$145	37
1335 N Clifton Ave	0.70mi	3/2.0 (+1)	1,048 (+10%)	7mo	$120,000	$115	36

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: 16.4%
• Equity multiple: 1.67×
• Total profit: $15,106
• Equity at exit: $11,928

10-year hold

• IRR: 26.2%
• Equity multiple: 3.48×
• Total profit: $55,595
• Equity at exit: $6,917

Cash invested: $22,400 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,145 high
• Mortgage (P&I): −$420
• Tax from tax record: −$44 /mo · $531/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $407

Break-even live

Break-even rent $629

Max offer price $80,000

Occupancy floor 59%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3031 W Pacific St Springfield, MO	3.0	1.5	1008	$1,295	$1.28	21d	1	0.11mi
3016 W Hovey St Springfield, MO	3.0	2.0	1059	$1,350	$1.27	44d	1	0.31mi
922 N Glenn Ave Springfield, MO	2.0	1.0	780	$1,100	$1.41	44d	1	0.75mi
2712 W Nichols St Springfield, MO	2.0	1.0	619	$795	$1.28	44d	1	0.83mi
2224 N Clifton Ave Unit 2238-A Springfield, MO	2.0	1.0	756	$695	$0.92	14d	1	0.93mi
2115 N Grace Ave Springfield, MO	2.0	1.0	650	$850	$1.31	44d	1	1.00mi
741 N West Ave Springfield, MO	2.0	1.0	912	$950	$1.04	44d	1	1.10mi
740 N West Ave Springfield, MO	3.0	1.0	900	$995	$1.11	23d	1	1.13mi
2601 N Cresthaven Ave Springfield, MO	4.0	1.0–2.0	1007	$1,340	$1.33	14d	16	1.25mi
2711 W Olive St Springfield, MO	1.0	1.0	621	$750	$1.21	23d	1	1.37mi
522 N Park Ave Springfield, MO	1.0	1.0	608	$950	$1.56	44d	1	1.44mi
2117 N Lexington Ave Springfield, MO	3.0	1.0	1040	$1,195	$1.15	44d	1	1.46mi
3028 W Walnut St Springfield, MO	2.0	1.0	975	$850	$0.87	21d	1	1.46mi
2126 N Lexington Ave Springfield, MO	2.0	1.0	990	$895	$0.90	14d	1	1.49mi
2854 W Walnut St Springfield, MO	3.0	1.0	945	$995	$1.05	21d	1	1.49mi

Listing history 8 events

1. 2026-05-16
   status Pending 26-char remark
2. 2026-05-14
   listed $80,000 Active 26-char remark
3. 2022-11-15
   historical
4. 2019-05-31
   soldstatus $150,000
5. 2016-12-01
   listed $694,000
6. 2016-01-16
   listed $77,155
7. 2009-05-28
   listed $59,999
8. 2006-10-30
   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: $531 · $44/mo
• Projected year-2 tax: $776 · $65/mo
• Expected delta: +$245/yr (+$20/mo · 46.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 20 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: $13,741
• − Mortgage interest: −$4,481
• − Property taxes: −$531
• − Insurance: −$400
• − Repairs & maintenance: −$1,099
• − Management: −$1,099
• − Depreciation: −$2,327
• Taxable income: $3,802
• Est. tax owed @ 24.0%: −$913
• After-tax cash flow: $3,977/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

+33.3% since first listed

8 events — show timeline

• 2026-05-16 Pending — SOMO
• 2026-05-14 Listed $80,000 SOMO
• 2022-11-15 Rental Removed — RENT.
• 2019-05-31 Sold (Public Records) $150,000 Public Records
• 2016-12-01 Listed $694,000 SOMO
• 2016-01-16 Listed $77,155 SOMO
• 2009-05-28 Listed $59,999 SOMO
• 2006-10-30 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $531 · +7.0% YoY. Source: county tax records.