1103 N Ethyl Ave · Springfield, MO 65802

$65,000

2 bd · 1.0 ba · 1,208 sqft · SingleFamily public records · 25 Days on market

Built 1933 7,841 sqft lot $54/sqft · 56% below area ↓ 27% 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

Great investment opportunity for an investor or buyer looking to fix and flip, renovate, or make it their own! Plenty of potential with opportunity to add value and build equity.

Key facts

• 7,841 sq ft lot
• Built 1933
• Listed 25 days

Property features AI

Finance

• Other: Square footage reported as 1,208 above-grade finished area
• Financial info: Tax amount listed (annual): $521.61
• HOA & community: HOA details not specified

Exterior

• Parking: Parking details not specified
• Security: Security details not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One story
• Construction: Construction details not specified
• Exterior features: Lot in West Hill subdivision; 0.18-acre lot

Interior

• Kitchen: Kitchen details not specified
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas heating; Central heating
• Interior features: One-level living
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.2% 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); Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL) — zoned schools average 68% FRL vs 46% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 513 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $449 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 5 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 1933 — 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 $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1933 — 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: 1.64% ✓
• Cap rate: 14.25%
• Cash-on-cash: 28.41%
• DSCR: 2.26
• GRM: 5.1

CMA / ARV

• ARV (median comp): $147,827
• List price: $65,000
• Delta: -56.03%
• 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
1024 N Brown Ave	0.16mi	2/1.0	1,258 (+4%)	2mo	$100,000	$79	84
1208 N Fulbright Ave	0.09mi	2/1.0	1,116 (-8%)	0mo	$56,500	$51	83
735 N Brown Ave	0.31mi	3/2.0 (+1)	1,209 (+0%)	1mo	$115,000	$95	76
1027 Warren Ave	0.38mi	3/2.0 (+1)	1,209 (+0%)	2mo	$180,000	$149	72
1205 N Drury Ave	0.35mi	3/2.0 (+1)	1,160 (-4%)	3mo	$185,000	$159	66
521 N Warren Ave	0.59mi	2/1.0	1,260 (+4%)	2mo	$119,500	$95	64
2930 W Lynn St	0.42mi	3/1.0 (+1)	1,317 (+9%)	1mo	$149,900	$114	60
1120 N Colgate Ave	0.50mi	3/2.0 (+1)	1,119 (-7%)	2mo	$210,000	$188	53
3215 W Bergman St	0.72mi	3/2.0 (+1)	1,167 (-3%)	1mo	$199,900	$171	51
2916 W Chestnut St	0.51mi	2/1.0	1,040 (-14%)	3mo	$139,000	$134	51
2914 W Chestnut St	0.50mi	3/1.0 (+1)	1,040 (-14%)	3mo	$129,000	$124	46
2928 W Chestnut St	0.52mi	3/1.0 (+1)	1,040 (-14%)	3mo	$119,000	$114	45

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: 24.6%
• Equity multiple: 2.04×
• Total profit: $18,893
• Equity at exit: $9,692

10-year hold

• IRR: 33.5%
• Equity multiple: 4.31×
• Total profit: $60,230
• Equity at exit: $5,620

Cash invested: $18,200 (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: 513
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,066 high
• Mortgage (P&I): −$341
• Tax from tax record: −$43 /mo · $522/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $431

Break-even live

Break-even rent $521

Max offer price $65,000

Occupancy floor 55%

Sensitivity live

Price	-10% $468	-5% $449	+0% $431	+5% $413	+10% $394
Rent	-10% $347	-5% $389	+0% $431	+5% $473	+10% $515
Rate	-1.0pp $464	-0.5pp $447	base $431	+0.5pp $414	+1.0pp $397

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
741 N West Ave Springfield, MO	2.0	1.0	912	$950	$1.04	44d	1	0.33mi
922 N Glenn Ave Springfield, MO	2.0	1.0	780	$1,100	$1.41	44d	1	0.34mi
740 N West Ave Springfield, MO	3.0	1.0	900	$995	$1.11	24d	1	0.35mi
3016 W Hovey St Springfield, MO	3.0	2.0	1059	$1,350	$1.27	44d	1	0.53mi
3031 W Pacific St Springfield, MO	3.0	1.5	1008	$1,295	$1.28	22d	1	0.77mi
2602 W College St Springfield, MO	2.0	1.0	1350	$995	$0.74	14d	1	0.84mi
2854 W Walnut St Springfield, MO	3.0	1.0	945	$995	$1.05	22d	1	0.98mi
2541 W Lincoln St Springfield, MO	2.0	1.0	1034	$975	$0.94	44d	1	1.04mi
250 N Hilton Ave Springfield, MO	2.0	2.0	1153	$628	$0.54	14d	1	1.05mi
3028 W Walnut St Springfield, MO	2.0	1.0	975	$850	$0.87	22d	1	1.05mi
2412 W Lincoln St Springfield, MO	3.0	1.0	1260	$1,295	$1.03	24d	1	1.08mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	14d	1	1.09mi
3002 W Elm St Springfield, MO	3.0	2.0	1128	$1,295	$1.15	22d	1	1.09mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	24d	1	1.09mi
2224 N Clifton Ave Unit 2238-A Springfield, MO	2.0	1.0	756	$695	$0.92	14d	1	1.21mi
2117 N Lexington Ave Springfield, MO	3.0	1.0	1040	$1,195	$1.15	44d	1	1.34mi
547 S Hilton Ave Springfield, MO	3.0	1.0	1008	$1,175	$1.17	44d	1	1.34mi
2126 N Lexington Ave Springfield, MO	2.0	1.0	990	$895	$0.90	14d	1	1.36mi
2204 W Madison St Springfield, MO	3.0	1.0	960	$1,095	$1.14	14d	1	1.47mi

Listing history 16 events

1. 2026-06-18
   days on market $65,000 Active 25 DOM
2. 2026-06-17
   days on market $65,000 Active 24 DOM
3. 2026-06-16
   days on market $65,000 Active 23 DOM
4. 2026-06-15
   days on market $65,000 Active 22 DOM
5. 2026-06-14
   statusdays on market $65,000 Active 20 DOM
6. 2026-06-01
   statusdays on market $65,000 Pending 18 DOM
7. 2026-05-31
   days on market $65,000 Active 17 DOM
8. 2026-05-30
   days on market $65,000 Active 16 DOM
9. 2026-05-14
   listed $65,000 Active 178-char remark
10. 2025-12-11
    listed $85,900 Active
11. 2023-07-17
    price $58,900
12. 2023-05-09
    listed $61,900 Active
13. 2021-03-12
    soldstatus $269,500
14. 2016-02-23
    listed $88,669
15. 2005-11-08
    soldstatus
16. 2005-08-18
    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: $630 · $53/mo
• Expected delta: +$109/yr (+$9/mo · 20.9%)

ⓘ 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 ≥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: $12,795
• − Mortgage interest: −$3,641
• − Property taxes: −$522
• − Insurance: −$325
• − Repairs & maintenance: −$1,024
• − Management: −$1,024
• − Depreciation: −$1,891
• Taxable income: $4,369
• Est. tax owed @ 24.0%: −$1,049
• After-tax cash flow: $4,122/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

-26.7% since first listed

10 events — show timeline

• 2026-06-11 Relisted — SOMO
• 2026-06-01 Pending — SOMO
• 2026-05-14 Listed $65,000 SOMO
• 2025-12-11 Listed $85,900 SOMO
• 2023-07-17 Price Changed $58,900 SOMO
• 2023-05-09 Listed $61,900 SOMO
• 2021-03-12 Sold (Public Records) $269,500 Public Records
• 2016-02-23 Listed $88,669 SOMO
• 2005-11-08 Sold (Public Records) — Public Records
• 2005-08-18 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $522 · +16.8% YoY. Source: county tax records.