1816 W Scott St · Springfield, MO 65802

$80,000

2 bd · 1.0 ba · 854 sqft · SingleFamily public records · 33 Days on market

Built 1955 8,276 sqft lot $94/sqft · 36% below area Est $126k · 36% 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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• 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 $900/month. Located within walking distance of Nichols Park, a 17-acre neighborhood park featuring a playground, tennis and pickleball courts, baseball field, and walking path.

Key facts

• Pickleball courts
• Walking distance
• Tennis courts

Tags

• WALKING DISTANCE
• NEIGHBORHOOD PARK
• PLAYGROUND
• TENNIS COURTS
• PICKLEBALL COURTS
• BASEBALL FIELD

Property features AI

Exterior

• Parking: Attached garage with space for 1 car
• Utilities: Public water service; Public sewer service
• Home design: Single-family residence; One-story
• Exterior features: Public water; Public sewer; Lot approximately 0.19 acres; Located in the Nichols Street subdivision

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Central Air; Natural Gas Forced Air heating
• Interior features: Central air conditioning; Natural gas forced air heating

🏷️ Possibly a rental listed for sale. The $80,000 price doesn't fit this home's estimated sale value (~$125,788) and the remarks read like a rental — treat the cards below with caution.

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 $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($978 rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL) — zoned schools at 51% FRL track the district average.
• Zoned-school proficiency averages 52% at this address vs 39% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Springfield R-XII average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.8%/yr); 512 active listings in the ZIP; 40 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 $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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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 1955 — 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 $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.22% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.20%
• DSCR: 1.68
• GRM: 6.8

CMA / ARV

• ARV (median comp): $125,788
• List price: $80,000
• Delta: -36.40%
• 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
827 N Marion Ave	0.24mi	2/1.0	871 (+2%)	3mo	$115,000	$132	83
2017 W Calhoun St	0.25mi	2/1.0	891 (+4%)	1mo	$142,500	$160	80
1521 W Hamilton St	0.35mi	2/1.0	825 (-3%)	1mo	$134,900	$164	78
659 N Lafontaine Ave	0.34mi	3/1.0 (+1)	876 (+3%)	1mo	$164,900	$188	74
918 N Nettleton Ave	0.32mi	2/1.0	971 (+14%)	1mo	$105,000	$108	62
2326 W Nichols St	0.44mi	2/1.0	945 (+11%)	1mo	$150,000	$159	61
1635 W Lynn St	0.32mi	2/1.0	732 (-14%)	1mo	$115,000	$157	60
1106 N Clifton Ave	0.66mi	2/1.0	808 (-5%)	0mo	$135,000	$167	60
717 N West Ave	0.63mi	2/1.0	909 (+6%)	0mo	$125,000	$138	60
521 N Park Ave	0.53mi	3/1.0 (+1)	910 (+7%)	1mo	$85,000	$93	58
2200 W Phelps St	0.58mi	3/1.0 (+1)	936 (+10%)	0mo	$135,900	$145	52
1113 N Clifton Ave	0.69mi	2/2.0	972 (+14%)	2mo	$165,000	$170	39

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: 7.7%
• Equity multiple: 1.31×
• Total profit: $6,902
• Equity at exit: $11,928

10-year hold

• IRR: 18.4%
• Equity multiple: 2.65×
• Total profit: $36,940
• 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: 6.8×

Monthly cashflow live

• Estimated rent: $978 high
• Mortgage (P&I): −$420
• Tax from tax record: −$36 /mo · $435/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $284

Break-even live

Break-even rent $619

Max offer price $80,000

Occupancy floor 66%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
916 N Kansas Expy Springfield, MO	1.0	1.0	573	$595	$1.04	44d	1	0.27mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	23d	1	0.40mi
522 N Park Ave Springfield, MO	1.0	1.0	608	$950	$1.56	44d	1	0.51mi
740 N West Ave Springfield, MO	3.0	1.0	900	$995	$1.11	23d	1	0.56mi
1126 W Hamilton St Springfield, MO	2.0	1.0	648	$895	$1.38	23d	1	0.59mi
741 N West Ave Springfield, MO	2.0	1.0	912	$950	$1.04	44d	1	0.60mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	13d	1	0.72mi
2712 W Nichols St Springfield, MO	2.0	1.0	619	$795	$1.28	44d	1	0.80mi
813 W Poplar St Unit 813 Springfield, MO	2.0	1.0	560	$795	$1.42	13d	1	0.91mi
1911 W Elm St Springfield, MO	2.0	1.0	580	$875	$1.51	44d	1	0.92mi
815 N Grant Ave Unit A Springfield, MO	2.0	1.0	801	$625	$0.78	44d	1	0.97mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	23d	1	1.01mi
922 N Glenn Ave Springfield, MO	2.0	1.0	780	$1,100	$1.41	44d	1	1.02mi
1200 W Walnut St Springfield, MO	2.0	2.0	1000	$995	$0.99	13d	3	1.05mi
2711 W Olive St Springfield, MO	1.0	1.0	621	$750	$1.21	23d	1	1.07mi
2117 N Lexington Ave Springfield, MO	3.0	1.0	1040	$1,195	$1.15	44d	1	1.13mi
603 W Division St Springfield, MO	2.0	1.0	816	$995	$1.22	13d	1	1.14mi
2126 N Lexington Ave Springfield, MO	2.0	1.0	990	$895	$0.90	13d	1	1.15mi
2541 W Lincoln St Springfield, MO	2.0	1.0	1034	$975	$0.94	44d	1	1.16mi
733 W College St Springfield, MO	1.0	1.0	700	$750	$1.07	13d	1	1.18mi
2115 N Grace Ave Springfield, MO	2.0	1.0	650	$850	$1.31	44d	1	1.22mi
513 S Broadway Ave Springfield, MO	2.0	1.0	800	$855	$1.07	44d	1	1.22mi
627 S Fort Ave Springfield, MO	2.0	1.0	880	$895	$1.02	23d	1	1.22mi
3016 W Hovey St Springfield, MO	3.0	2.0	1059	$1,350	$1.27	44d	1	1.22mi
520 S Scenic Ave Unit 101-A Springfield, MO	1.0	1.0	550	$650	$1.18	44d	1	1.24mi
2120 N Johnston Ave Springfield, MO	2.0	1.0	880	$925	$1.05	44d	1	1.26mi
865 S Douglas Ave Springfield, MO	2.0	2.0	850	$895	$1.05	13d	4	1.27mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	13d	4	1.33mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	23d	5	1.33mi
2854 W Walnut St Springfield, MO	3.0	1.0	945	$995	$1.05	21d	1	1.35mi
535 W Walnut St Springfield, MO	2.0	2.0	1096	$1,495	$1.36	44d	1	1.36mi
930 W Harrison St Springfield, MO	3.0	2.0	1046	$1,150	$1.10	13d	1	1.36mi
3031 W Pacific St Springfield, MO	3.0	1.5	1008	$1,295	$1.28	21d	1	1.37mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	23d	5	1.38mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	21d	5	1.38mi
2204 W Madison St Springfield, MO	3.0	1.0	960	$1,095	$1.14	13d	1	1.40mi
2224 N Clifton Ave Unit 2238-A Springfield, MO	2.0	1.0	756	$695	$0.92	13d	1	1.40mi
305 S Campbell Ave Unit 208 Springfield, MO	1.0	1.0	649	$975	$1.50	13d	1	1.44mi
1036 W Monroe Ter Springfield, MO	2.0	1.0	812	$795	$0.98	23d	1	1.44mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	13d	8	1.47mi

Listing history 22 events

1. 2026-06-18
   days on market $80,000 Active 33 DOM
2. 2026-06-17
   days on market $80,000 Active 32 DOM
3. 2026-06-16
   days on market $80,000 Active 31 DOM
4. 2026-06-15
   days on market $80,000 Active 30 DOM
5. 2026-06-14
   days on market $80,000 Active 28 DOM
6. 2026-06-10
   days on market $80,000 Active 25 DOM
7. 2026-06-09
   days on market $80,000 Active 24 DOM
8. 2026-06-08
   days on market $80,000 Active 23 DOM
9. 2026-06-07
   days on market $80,000 Active 22 DOM
10. 2026-06-03
    days on market $80,000 Active 18 DOM
11. 2026-06-02
    days on market $80,000 Active 17 DOM
12. 2026-06-01
    days on market $80,000 Active 16 DOM
13. 2026-05-31
    statusdays on market $80,000 Active 15 DOM
14. 2026-05-14
    listed $80,000 Active 241-char remark
15. 2025-12-11
    historical $900
16. 2025-11-21
    listed $900
17. 2025-08-31
    historical $835
18. 2025-08-28
    listed $835
19. 2024-12-21
    historical $895
20. 2024-10-30
    listed $895
21. 2021-03-31
    soldstatus
22. 2019-08-21
    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: $435 · $36/mo
• Projected year-2 tax: $776 · $65/mo
• Expected delta: +$341/yr (+$28/mo · 78.2%)

ⓘ 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) · 20% 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: $11,739
• − Mortgage interest: −$4,481
• − Property taxes: −$435
• − Insurance: −$400
• − Repairs & maintenance: −$939
• − Management: −$939
• − Depreciation: −$2,327
• Taxable income: $2,217
• Est. tax owed @ 24.0%: −$532
• After-tax cash flow: $2,872/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

11 events — show timeline

• 2026-05-30 Relisted — SOMO
• 2026-05-28 Pending — SOMO
• 2026-05-14 Listed $80,000 SOMO
• 2025-12-11 Rental Removed $900 APPFOLIO
• 2025-11-21 Listed for Rent $900 APPFOLIO
• 2025-08-31 Rental Removed $835 APPFOLIO
• 2025-08-28 Listed for Rent $835 APPFOLIO
• 2024-12-21 Rental Removed $895 APPFOLIO
• 2024-10-30 Listed for Rent $895 APPFOLIO
• 2021-03-31 Sold (Public Records) — Public Records
• 2019-08-21 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2025): $435 · +17.3% YoY. Source: county tax records.