2644 W Lombard St · Springfield, MO 65802

$115,000

3 bd · 1.0 ba · 1,434 sqft · SingleFamily public records · 6 Days on market

Built 1960 10,454 sqft lot $80/sqft · 41% below area Est $196k · 41% under ↓ 4% since listing

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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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.1/10.0
• 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

As-is sale -- priced for investors. Currently tenant occupied at $1,335/month. One of the stronger rent rates in this portfolio. Located in an established Springfield neighborhood with King Food Saver and Walmart Neighborhood Market both within close proximity.

Key facts

• 0.24 acre lot
• Built 1960
• Listed 6 days

Property features AI

Finance

• Other: No additional financial amenities provided
• Financial info: Tax information provided but financial specifics excluded
• HOA & community: HOA information not specified

Exterior

• Parking: Parking details not specified
• Security: Security features not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One story
• Construction: Construction details not specified
• Exterior features: 0.24-acre lot

Interior

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

🏷️ Possibly a rental listed for sale. The $115,000 price doesn't fit this home's estimated sale value (~$196,193) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 8.4% 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: Westport Elem. (math 8% / reading 17%, grade F, #1,007 of 1,115 statewide, top 91%, 384 students, 88% FRL); Westport Middle School (math 12% / reading 29%, grade F, #344 of 391 statewide, top 88%, 433 students, 87% FRL); Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL) — zoned schools average 75% FRL vs 46% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 521 active listings in the ZIP; 21 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 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

• 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 $115,000

Questions for the listing agent

1. Built in 1960 — 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: 1.01% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.44%
• DSCR: 1.33
• GRM: 8.3

CMA / ARV

• ARV (median comp): $196,193
• List price: $115,000
• Delta: -41.38%
• 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
2556 W Madison St	0.17mi	3/2.0	1,427 (-0%)	1mo	$242,000	$170	87
2546 W Madison St	0.18mi	3/2.0	1,326 (-8%)	1mo	$235,000	$177	74
2539 W Lombard St	0.14mi	3/2.0	1,310 (-9%)	4mo	$229,900	$175	72
2552 W Madison St	0.17mi	3/2.0	1,276 (-11%)	1mo	$225,020	$176	69
903 S Scenic Ave	0.06mi	2/1.0 (-1)	1,229 (-14%)	1mo	$144,900	$118	67
723 S West Ave	0.32mi	3/2.0	1,559 (+9%)	1mo	$230,000	$148	66
727 S West Ave	0.31mi	3/2.0	1,559 (+9%)	2mo	$230,000	$148	66
1110 S Hillcrest Ave	0.46mi	3/2.0	1,307 (-9%)	5mo	$220,000	$168	56
1114 S Hillcrest Ave	0.46mi	3/2.0	1,307 (-9%)	6mo	$220,000	$168	55
2950 W Lincoln St	0.62mi	3/2.0	1,508 (+5%)	5mo	$189,900	$126	54
3224 W Lombard St	0.71mi	3/2.0	1,360 (-5%)	0mo	$179,900	$132	54
429 S West Ave	0.62mi	3/1.0	1,296 (-10%)	6mo	$85,000	$66	50

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-3,792
• Equity at exit: $17,147

10-year hold

• IRR: 8.4%
• Equity multiple: 1.69×
• Total profit: $22,143
• Equity at exit: $9,943

Cash invested: $32,200 (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: 521
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,159 high
• Mortgage (P&I): −$603
• Tax from tax record: −$65 /mo · $777/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $200

Break-even live

Break-even rent $906

Max offer price $115,000

Occupancy floor 78%

Sensitivity live

Price	-10% $265	-5% $232	+0% $200	+5% $167	+10% $135
Rent	-10% $108	-5% $154	+0% $200	+5% $245	+10% $291
Rate	-1.0pp $258	-0.5pp $229	base $200	+0.5pp $170	+1.0pp $140

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1020 S Clifton Ave Springfield, MO	2.0	2.0	1010	$950	$0.94	26d	1	0.16mi
1040 S Clifton Ave Springfield, MO	2.0	2.0	1010	$945	$0.94	16d	1	0.21mi
2204 W Madison St Springfield, MO	3.0	1.0	960	$1,095	$1.14	16d	1	0.43mi
2541 W Lincoln St Springfield, MO	2.0	1.0	1034	$975	$0.94	46d	1	0.50mi
2412 W Lincoln St Springfield, MO	3.0	1.0	1260	$1,295	$1.03	26d	1	0.52mi
1152 S Hillcrest Ave Springfield, MO	3.0	1.5	1240	$1,300	$1.05	46d	1	0.54mi
1365 S Scenic Ave Springfield, MO	3.0	2.0	1328	$1,550	$1.17	16d	1	0.57mi
2854 W Walnut St Springfield, MO	3.0	1.0	945	$995	$1.05	23d	1	0.66mi
2602 W College St Springfield, MO	2.0	1.0	1350	$995	$0.74	16d	1	0.68mi
3002 W Elm St Springfield, MO	3.0	2.0	1128	$1,295	$1.15	23d	1	0.68mi
3028 W Walnut St Springfield, MO	2.0	1.0	975	$850	$0.87	23d	1	0.77mi
547 S Hilton Ave Springfield, MO	3.0	1.0	1008	$1,175	$1.17	46d	1	0.84mi
250 N Hilton Ave Springfield, MO	2.0	2.0	1153	$628	$0.54	16d	1	1.00mi
1500 W Grand St Springfield, MO	2.0–3.0	1.0–1.5	1365	$1,395	$1.02	16d	3	1.00mi
1625 S Marion Ave Springfield, MO	1.0–2.0	1.0–2.0	900	$1,321	$1.47	16d	5	1.03mi
1634 S Marion Ave Springfield, MO	3.0	1.0–2.0	845	$1,662	$1.97	16d	23	1.12mi
627 S Fort Ave Springfield, MO	2.0	1.0	880	$895	$1.02	26d	1	1.24mi
741 N West Ave Springfield, MO	2.0	1.0	912	$950	$1.04	46d	1	1.25mi
740 N West Ave Springfield, MO	3.0	1.0	900	$995	$1.11	26d	1	1.25mi
539 S Fort Ave Springfield, MO	2.0	1.0	1500	$1,025	$0.68	16d	1	1.27mi
1200 W Walnut St Springfield, MO	2.0	2.0	1000	$995	$0.99	16d	3	1.39mi

Listing history 8 events

1. 2026-05-14
   listed $115,000 Active 261-char remark
2. 2025-08-17
   historical $1,335
3. 2025-07-20
   listed $1,335
4. 2019-04-18
   soldstatus $350,000
5. 2018-11-29
   listed $64,000
6. 2016-12-02
   listed $1,260,000
7. 2016-07-01
   listed $119,915
8. 2005-02-14
   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: $777 · $65/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$338/yr (+$28/mo · 43.5%)

ⓘ 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 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: $13,904
• − Mortgage interest: −$6,442
• − Property taxes: −$777
• − Insurance: −$575
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$3,345
• Taxable income: $540
• Est. tax owed @ 24.0%: −$130
• After-tax cash flow: $2,266/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

-4.1% since first listed

9 events — show timeline

• 2026-05-20 Pending — SOMO
• 2026-05-14 Listed $115,000 SOMO
• 2025-08-17 Rental Removed $1,335 APPFOLIO
• 2025-07-20 Listed for Rent $1,335 APPFOLIO
• 2019-04-18 Sold (Public Records) $350,000 Public Records
• 2018-11-29 Listed $64,000 SOMO
• 2016-12-02 Listed $1,260,000 SOMO
• 2016-07-01 Listed $119,915 SOMO
• 2005-02-14 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $777 · +17.9% YoY. Source: county tax records.