900 E Dale St · Springfield, MO 65803

$192,000

5 bd · 4.0 ba · 2,400 sqft · Other public records · 35 Days on market

Built 1927 6,098 sqft lot $80/sqft · 22% below area Est $245k · 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 +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +3.9/10.0
• 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

Welcome to 900 E. Dale. This is a great project for a Handyman! Seller has already started the remodel and has done a lot of updates but is unable to finish and selling ''as-is'' In 2010/2011 Seller installed New Central A/C System, New Furnace, New Water Heater, Dual Pane Windows and New Doors. Some updates on electrical and plumbing, drywall, new fixtures, remodeled bathrooms and floors. Roof only 8 years old. Needs some TLC and it's an awesome opportunity with a little bit of work to make it your own! Call today for a private showing!

Key facts

• Office
• Large living area
• Formal dining room

Tags

• BONUS ROOM
• OFFICE
• FORMAL DINING ROOM
• LARGE LIVING AREA
• DEEP SINK
• ELECTRIC STOVE

Property features AI

Finance

• Financial info: Annual tax reported: $800.61

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Two-story; Approx. 2,400 above-grade finished area
• Exterior features: 0.14-acre lot; Public water; Public sewer

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Two levels

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath other listed at $192k.

Deal economics

• At list price, monthly cash flow is $192 ($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 $170k (11.3% below list).
• Recommended offer: $170k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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); Hillcrest High (math 9% / reading 35%, grade F, #462 of 521 statewide, top 90%, 1,017 students, 64% FRL) — zoned schools average 76% FRL vs 46% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 39% district-wide (-13 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 (+4.2%/yr); 394 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,302 units permitted in Greene County in 2024 (250 in 5+ unit buildings).
• This rent runs 40% of the median local income ($51k/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 $1k of loan paydown is wiped out by about $6k 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 ($186k) 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 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,321 (11.3% 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 11% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — 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: 0.89% ✗
• Cap rate: 7.49%
• Cash-on-cash: 4.28%
• DSCR: 1.19
• GRM: 9.4

CMA / ARV

• ARV (median comp): $245,433
• List price: $192,000
• Delta: -21.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.24% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.69×
• Total profit: $-16,817
• Equity at exit: $28,628

10-year hold

• IRR: 2.4%
• Equity multiple: 1.18×
• Total profit: $9,824
• Equity at exit: $16,601

Cash invested: $53,760 (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: 394
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,703 medium
• Mortgage (P&I): −$1,007
• Tax from tax record: −$67 /mo · $801/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $192

Break-even live

Break-even rent $1,460

Max offer price $192,000

Occupancy floor 84%

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: $48,000
• Closing costs: $5,760
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1439 N Texas Ave Springfield, MO	4.0	2.0	1608	$1,195	$0.74	44d	1	0.70mi
916 N Pickwick Ave Springfield, MO	4.0	3.0	1827	$1,700	$0.93	14d	1	1.36mi
501 W Central St Springfield, MO	4.0	2.0	2000	$2,200	$1.10	23d	1	1.41mi

Listing history 28 events

1. 2026-06-18
   days on market $192,000 Active 35 DOM
2. 2026-06-17
   days on market $192,000 Active 34 DOM
3. 2026-06-16
   days on market $192,000 Active 33 DOM
4. 2026-06-15
   days on market $192,000 Active 32 DOM
5. 2026-06-14
   days on market $192,000 Active 30 DOM
6. 2026-06-10
   days on market $192,000 Active 27 DOM
7. 2026-06-09
   days on market $192,000 Active 26 DOM
8. 2026-06-08
   days on market $192,000 Active 25 DOM
9. 2026-06-07
   days on market $192,000 Active 24 DOM
10. 2026-06-03
    days on market $192,000 Active 20 DOM
11. 2026-06-02
    days on market $192,000 Active 19 DOM
12. 2026-06-01
    days on market $192,000 Active 18 DOM
13. 2026-05-31
    days on market $192,000 Active 17 DOM
14. 2026-05-30
    days on market $192,000 Active 16 DOM
15. 2026-05-14
    listed $192,000 Active 599-char remark
16. 2025-04-14
    historical $1,795
17. 2025-03-14
    listed $1,795
18. 2023-12-01
    historical $1,795
19. 2023-10-25
    listed $1,795
20. 2023-10-20
    historical $1,795
21. 2023-10-14
    price $1,795
22. 2023-09-04
    listed $1,995
23. 2021-03-16
    soldstatus
24. 2016-08-15
    soldstatus
25. 2016-08-11
    soldstatus 543-char remark

    Show marketing remark (543 chars)

    Welcome to 900 E. Dale. This is a great project for a Handyman! Seller has already started the remodel and has done a lot of updates but is unable to finish and selling ''as-is'' In 2010/2011 Seller installed New Central A/C System, New Furnace, New Water Heater, Dual Pane Windows and New Doors. Some updates on electrical and plumbing, drywall, new fixtures, remodeled bathrooms and floors. Roof only 8 years old. Needs some TLC and it's an awesome opportunity with a little bit of work to make it your own! Call today for a private showing!

26. 2016-04-12
    listed $44,900 543-char remark

    Show marketing remark (543 chars)

    Welcome to 900 E. Dale. This is a great project for a Handyman! Seller has already started the remodel and has done a lot of updates but is unable to finish and selling ''as-is'' In 2010/2011 Seller installed New Central A/C System, New Furnace, New Water Heater, Dual Pane Windows and New Doors. Some updates on electrical and plumbing, drywall, new fixtures, remodeled bathrooms and floors. Roof only 8 years old. Needs some TLC and it's an awesome opportunity with a little bit of work to make it your own! Call today for a private showing!

27. 2009-01-06
    soldstatus
28. 2005-12-09
    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: $801 · $67/mo
• Projected year-2 tax: $1,862 · $155/mo
• Expected delta: +$1,062/yr (+$88/mo · 132.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 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: $20,439
• − Mortgage interest: −$10,755
• − Property taxes: −$801
• − Insurance: −$960
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − Depreciation: −$5,585
• Taxable loss: −$933
• Est. tax savings @ 24.0%: +$224
• After-tax cash flow: $2,527/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

+327.6% since first listed

14 events — show timeline

• 2026-05-14 Listed $192,000 SOMO
• 2025-04-14 Rental Removed $1,795 APPFOLIO
• 2025-03-14 Listed for Rent $1,795 APPFOLIO
• 2023-12-01 Rental Removed $1,795 APPFOLIO
• 2023-10-25 Listed for Rent $1,795 APPFOLIO
• 2023-10-20 Rental Removed $1,795 APPFOLIO
• 2023-10-14 Price Changed $1,795 APPFOLIO
• 2023-09-04 Listed for Rent $1,995 APPFOLIO
• 2021-03-16 Sold (Public Records) — Public Records
• 2016-08-15 Sold (Public Records) — Public Records
• 2016-08-11 Sold (MLS) — SOMO
• 2016-04-12 Listed $44,900 SOMO
• 2009-01-06 Sold (Public Records) — Public Records
• 2005-12-09 Sold (Public Records) — Public Records

Property tax history

+11.7%/yr

Latest (2025): $801 · +17.0% YoY. Source: county tax records.