2205 W Drake St · Springfield, MO 65810

$389,900

4 bd · 3.0 ba · 2,557 sqft · SingleFamily public records · 42 Days on market

Built 2016 0.26 ac lot $152/sqft · at area comps Est $404k · at est. $18/mo HOA · 1% of rent

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Why this score? — see what drove the F 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).

• ARV discount +9.1/15.0
• Cash flow +8.1/30.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! Don't miss out on this beautiful, like-new home in the highly desired Kickapoo district! Inside, this home greets you with a quaint formal living area that leads you into a large open kitchen with granite counters and oversized island with storage for all your appliances. You will also find a large walk-in pantry across from the large laundry room that is sure to please. Heading up a short flight of stairs you will find the Master Suite that has a huge walk-in closet that would make anyone jealous. Bedrooms 2 and 3 are located across the hall with 2 separate linen closets between and spacious bathroom to share. Travel downstairs to the basement and you will find plenty of space to host your Holiday parties or family movie night, the space is even equipped with a small wet bar! That's not all, there are 2 more bedrooms downstairs and a full bath, a very large walk-in storage closet and easy walk-in crawl spaces access with plenty of unfinished space to store anything you could need! This home won't last long so schedule your showing today!

Key facts

• Open floor plan
• Primary suite
• Granite countertops

Tags

• OPEN FLOOR PLAN
• GRANITE COUNTERTOPS
• OVERSIZED ISLAND
• WALK-IN PANTRY
• SPACIOUS LAUNDRY ROOM
• PRIMARY SUITE

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $220 (covers trash and snow removal)

Exterior

• Parking: 3-car garage with door opener; Private paved driveway; Garage faces front
• Security: Fire alarm; Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Private sewer; Cable available
• Home design: Single family residence; Two levels; Vinyl siding exterior; Composition roof; Brick/mortar foundation; Located in the Southview subdivision
• Construction: Built with vinyl siding; Composition roof; Brick/mortar foundation
• Exterior features: Rain gutters; Patio; Front porch; Rear covered porch; Privacy wood fencing (full); Has a view; Public maintained asphalt city street

Interior

• Kitchen: Electric oven; Free-standing electric oven; Gas water heater; Dishwasher; Ice maker; Microwave; Garbage disposal
• Bedrooms: Bedrooms with walk-in closets
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating and central air; Natural gas and geothermal heating; Ceiling fans
• Interior features: Entrance foyer; Pantry; Kitchen island; Granite counters; High ceilings; Walk-in closets; High speed internet; Insulated double-pane windows with shutters; Gas fireplace with blower fan in the living room; Finished full basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $-389 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $321k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (32.0% below list).
• Recommended offer: $265k (32.0% below list) — sets the bar for 1% rule.

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: Gray Elem. (math 57% / reading 62%, grade B-, #124 of 1,115 statewide, top 13%, 434 students, 20% FRL); Cherokee Middle (math 50% / reading 62%, grade B-, #40 of 391 statewide, top 10%, 758 students, 27% FRL); Kickapoo High (math 39% / reading 66%, grade C-, #89 of 521 statewide, top 17%, 1,881 students, 26% FRL) — zoned schools average 24% FRL vs 46% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 56% at this address vs 39% district-wide (+17 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 (+2.5%/yr); 253 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,302 units permitted in Greene County in 2024 (250 in 5+ unit buildings).
• This rent runs 33% of the median local income ($95k/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 $3k of loan paydown is wiped out by about $12k 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 42 days — a 3% lower offer ($378k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $265,028 (32.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.68% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.27%
• DSCR: 0.81
• GRM: 12.3

CMA / ARV

• ARV (median comp): $404,193
• List price: $389,900
• Delta: -3.54%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2695 W Nottingham St	0.52mi	4/3.0	2,530 (-1%)	4mo	$443,000	$175	70
1978 W Williamsburg St	0.51mi	4/3.0	2,491 (-3%)	2mo	$315,000	$126	70
5336 S Faust Ave	0.13mi	4/3.0	2,814 (+10%)	10mo	$545,000	$194	69
5404 S Clifton Ave	0.30mi	5/3.0 (+1)	2,648 (+4%)	10mo	$409,900	$155	67
1551 W Pheasant Run St	0.63mi	3/3.0 (-1)	2,555 (-0%)	2mo	$389,000	$152	64
5343 S Twelve Oaks Rd	0.11mi	4/2.0	2,179 (-15%)	2mo	$400,000	$184	64
2315 W Darby St	0.20mi	3/2.0 (-1)	2,408 (-6%)	10mo	$465,000	$193	63
2063 W Melbourne Ct	0.20mi	5/3.0 (+1)	2,908 (+14%)	2mo	$395,000	$136	62
5425 S Westwood Ave	0.58mi	4/3.5	2,682 (+5%)	4mo	$350,000	$130	59
5308 S Clifton Ave	0.33mi	4/3.0	2,894 (+13%)	8mo	$359,900	$124	55
4830 S Farm Road 141	0.72mi	4/2.0	2,587 (+1%)	8mo	$190,000	$73	54
2267 W Arlington St	0.38mi	4/2.0	2,183 (-15%)	10mo	$345,000	$158	46

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 · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -24.0%
• Equity multiple: 0.18×
• Total profit: $-89,277
• Equity at exit: $58,135

10-year hold

• IRR: -20.5%
• Equity multiple: -0.05×
• Total profit: $-115,060
• Equity at exit: $33,711

Cash invested: $109,172 (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 65810

• Home prices YoY: -28.8%
• Rents YoY: 2.5%
• Active inventory: 253
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,650 high
• Mortgage (P&I): −$2,045
• Tax from tax record: −$257 /mo · $3,088/yr
• Insurance: −$162
• HOA: −$18
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $-389

Break-even live

Break-even rent $3,142

Max offer price $321,228

Occupancy floor —

Sensitivity live

Price	-10% $-168	-5% $-278	+0% $-389	+5% $-499	+10% $-609
Rent	-10% $-598	-5% $-493	+0% $-389	+5% $-284	+10% $-179
Rate	-1.0pp $-192	-0.5pp $-290	base $-389	+0.5pp $-490	+1.0pp $-593

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: $97,475
• Closing costs: $11,697
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2183 W Arlington St Springfield, MO	3.0	2.0	1850	$1,995	$1.08	25d	1	0.38mi
5773 Trailside Cir W Springfield, MO	2.0–3.0	2.0–2.5	1688	$3,195	$1.89	15d	4	0.47mi
1504 W High Point Cir Springfield, MO	3.0	2.5	2031	$1,925	$0.95	25d	1	0.69mi
2062 W Willow Lakes Cv Springfield, MO	5.0	3.0	3420	$3,000	$0.88	15d	1	0.86mi
5926 S Doubletree Ct Springfield, MO	4.0	2.0	2349	$3,495	$1.49	15d	1	1.04mi
5915 S Applewood Springfield, MO	4.0	2.0	2349	$3,495	$1.49	15d	1	1.09mi
5305 S Michigan Ave Springfield, MO	2.0–3.0	2.0–2.5	1644	$2,017	$1.23	15d	3	1.30mi
2556 W Cardinal St Springfield, MO	4.0	2.0	2009	$2,295	$1.14	15d	1	1.33mi

HOA detail

• Monthly dues: $18 · $216/yr

Listing history 19 events

1. 2026-06-03
   status $389,900 Pending 42 DOM
2. 2026-06-02
   days on market $389,900 Active 42 DOM
3. 2026-06-01
   days on market $389,900 Active 41 DOM
4. 2026-05-31
   days on market $389,900 Active 40 DOM
5. 2026-05-30
   days on market $389,900 Active 39 DOM
6. 2026-05-14
   price $389,900 1291-char remark
7. 2026-05-06
   price $395,000 1291-char remark
8. 2026-04-21
   listed $399,900 Active 1291-char remark
9. 2021-11-29
   soldstatus
10. 2021-11-22
    soldstatus 1070-char remark

    Show marketing remark (1070 chars)

    Welcome Home! Don't miss out on this beautiful, like-new home in the highly desired Kickapoo district! Inside, this home greets you with a quaint formal living area that leads you into a large open kitchen with granite counters and oversized island with storage for all your appliances. You will also find a large walk-in pantry across from the large laundry room that is sure to please. Heading up a short flight of stairs you will find the Master Suite that has a huge walk-in closet that would make anyone jealous. Bedrooms 2 and 3 are located across the hall with 2 separate linen closets between and spacious bathroom to share. Travel downstairs to the basement and you will find plenty of space to host your Holiday parties or family movie night, the space is even equipped with a small wet bar! That's not all, there are 2 more bedrooms downstairs and a full bath, a very large walk-in storage closet and easy walk-in crawl spaces access with plenty of unfinished space to store anything you could need! This home won't last long so schedule your showing today!

11. 2021-10-14
    listed $335,000 1070-char remark

    Show marketing remark (1070 chars)

    Welcome Home! Don't miss out on this beautiful, like-new home in the highly desired Kickapoo district! Inside, this home greets you with a quaint formal living area that leads you into a large open kitchen with granite counters and oversized island with storage for all your appliances. You will also find a large walk-in pantry across from the large laundry room that is sure to please. Heading up a short flight of stairs you will find the Master Suite that has a huge walk-in closet that would make anyone jealous. Bedrooms 2 and 3 are located across the hall with 2 separate linen closets between and spacious bathroom to share. Travel downstairs to the basement and you will find plenty of space to host your Holiday parties or family movie night, the space is even equipped with a small wet bar! That's not all, there are 2 more bedrooms downstairs and a full bath, a very large walk-in storage closet and easy walk-in crawl spaces access with plenty of unfinished space to store anything you could need! This home won't last long so schedule your showing today!

12. 2020-03-17
    soldstatus
13. 2020-03-13
    soldstatus

    Show marketing remark (801 chars)

    What a gorgeous 4 bedroom, 3 bath, 3 garage home in Kickapoo school district. You walk in and it speaks home. Home features 2 living areas. Main floor has large living area with gas tiled fireplace and lots of natural light. Kitchen with gorgeous modern darker cabinetry, large island, beautiful granite counter tops, tiled back-splash, tiled flooring, & refrigerator stays with home! Master bedroom is large and master bath has double vanity, huge closet & walk-in shower. There are 2 additional bedrooms and bath that are nice sized. Downstairs you will find 2nd living area with a wet bar, 4th bedroom with wonderful closet, office and 3rd bathroom. Outside you will enjoy a beautifully landscaped yard with privacy fence, covered deck and additional patio for all your entertaining fun!

14. 2020-02-03
    listed $247,000

    Show marketing remark (801 chars)

    What a gorgeous 4 bedroom, 3 bath, 3 garage home in Kickapoo school district. You walk in and it speaks home. Home features 2 living areas. Main floor has large living area with gas tiled fireplace and lots of natural light. Kitchen with gorgeous modern darker cabinetry, large island, beautiful granite counter tops, tiled back-splash, tiled flooring, & refrigerator stays with home! Master bedroom is large and master bath has double vanity, huge closet & walk-in shower. There are 2 additional bedrooms and bath that are nice sized. Downstairs you will find 2nd living area with a wet bar, 4th bedroom with wonderful closet, office and 3rd bathroom. Outside you will enjoy a beautifully landscaped yard with privacy fence, covered deck and additional patio for all your entertaining fun!

15. 2017-06-20
    soldstatus
16. 2017-06-19
    soldstatus
17. 2017-02-28
    listed $239,900
18. 2014-09-08
    soldstatus
19. 2014-06-02
    listed $17,500

ⓘ 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: $3,088 · $257/mo
• Projected year-2 tax: $3,782 · $315/mo
• Expected delta: +$694/yr (+$58/mo · 22.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,803
• − Mortgage interest: −$21,840
• − Property taxes: −$3,088
• − Insurance: −$1,950
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − HOA: −$216
• − Depreciation: −$11,343
• Taxable loss: −$11,722
• Est. tax savings @ 24.0%: +$2,813
• After-tax cash flow: $-1,852/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

• County: Greene County · 244,327 people
• City population: 223,044
• Metro: Springfield, MO
• Population (ZIP): 22,137
• Household income: $95,160
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 437.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 3% Asian 3% Black 2%
• Common ancestry: Italian 4% Lithuanian 3% Portuguese 3%
• Foreign-born: 4% · Vietnam, China, Canada
• Languages at home: 95% English-only · Other Indo-European 1% Spanish 1% Chinese 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: ▼ -78.67%
• Current HPI: 194.8736
• Rent YoY: ▲ 2.53%
• 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

+2128.0% since first listed

15 events — show timeline

• 2026-06-03 Pending — SOMO
• 2026-05-14 Price Changed $389,900 SOMO
• 2026-05-06 Price Changed $395,000 SOMO
• 2026-04-21 Listed $399,900 SOMO
• 2021-11-29 Sold (Public Records) — Public Records
• 2021-11-22 Sold (MLS) — SOMO
• 2021-10-14 Listed $335,000 SOMO
• 2020-03-17 Sold (Public Records) — Public Records
• 2020-03-13 Sold (MLS) — SOMO
• 2020-02-03 Listed $247,000 SOMO
• 2017-06-20 Sold (Public Records) — Public Records
• 2017-06-19 Sold (MLS) — SOMO
• 2017-02-28 Listed $239,900 SOMO
• 2014-09-08 Sold (MLS) — SOMO
• 2014-06-02 Listed $17,500 SOMO

Property tax history

+21.2%/yr

Latest (2025): $3,088 · +5.4% YoY. Source: county tax records.