2545 E Cherry St · Springfield, MO 65802

$55,000

2 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 91 Days on market

Built 1900 0.52 ac lot $48/sqft · 69% below area ↓ 8% 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 MLS

Opportunity awaits at 2545 E Cherry St, Springfield, MO 65802! This property has sustained significant fire and smoke damage and is being sold as-is. Ideal for investors, flippers, or builders looking for their next project. Situated in a convenient Springfield location with strong potential for renovation or redevelopment. Bring your vision and unlock the value this property has to offer!

Key facts

• 0.52 acre lot
• Garage
• Built 1900

Tags

• POTENTIAL FOR RENOVATION
• POTENTIAL FOR REDEVELOPMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $553 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.4% 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.
• Market conditions: Rents rising fast (+4.8%/yr); 512 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $380 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 2.16% ✓
• Cap rate: 18.37%
• Cash-on-cash: 43.12%
• DSCR: 2.92
• GRM: 3.9

CMA / ARV

• ARV (median comp): $176,607
• List price: $55,000
• Delta: -68.86%
• 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
510 S Burton Ave	0.18mi	3/2.0 (+1)	1,152 (+1%)	3mo	$199,900	$174	79
209 S Burton Ave	0.37mi	2/1.0	1,168 (+2%)	2mo	$129,000	$110	78
620 S Belcrest Ave	0.53mi	3/1.0 (+1)	1,160 (+1%)	2mo	$94,900	$82	66
639 S Old Orchard Ave	0.25mi	3/1.0 (+1)	1,272 (+11%)	1mo	$119,000	$94	64
2822 E Cherry St	0.34mi	3/1.0 (+1)	1,048 (-8%)	4mo	$140,000	$134	62
217 N Ken Ave	0.50mi	3/1.5 (+1)	1,188 (+4%)	2mo	$200,000	$168	62
2212 E Cherry St	0.43mi	3/2.0 (+1)	1,200 (+5%)	3mo	$181,000	$151	60
2918 E Monroe Ter	0.50mi	3/1.5 (+1)	1,229 (+7%)	2mo	$209,000	$170	56
634 N Lone Pine Ave	0.72mi	2/2.0	1,200 (+5%)	1mo	$210,000	$175	53
201 S Meadowview Ave	0.51mi	3/1.5 (+1)	1,064 (-7%)	6mo	$179,900	$169	53
2154 E Cairo St	0.54mi	3/2.0 (+1)	1,080 (-6%)	4mo	$144,400	$134	53
2132 E Elm St	0.54mi	3/1.0 (+1)	1,273 (+11%)	1mo	$164,900	$130	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: 42.0%
• Equity multiple: 2.86×
• Total profit: $28,568
• Equity at exit: $8,201

10-year hold

• IRR: 49.0%
• Equity multiple: 6.18×
• Total profit: $79,788
• Equity at exit: $4,755

Cash invested: $15,400 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,189 high
• Mortgage (P&I): −$288
• Tax from tax record: −$75 /mo · $900/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $553

Break-even live

Break-even rent $489

Max offer price $55,000

Occupancy floor 48%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2323 E Cherry St Springfield, MO	2.0	1.5	750	$1,195	$1.59	13d	1	0.32mi
2323 E Cherry St Springfield, MO	2.0	1.5	750	$1,195	$1.59	23d	1	0.32mi
2154 E Cairo St Springfield, MO	3.0	2.0	1100	$1,395	$1.27	43d	1	0.56mi
504 N Patterson Ave Apt C Springfield, MO	2.0	1.0	760	$725	$0.95	43d	1	0.62mi
531 N Oak Grove Ave Springfield, MO	2.0	1.5	1184	$925	$0.78	43d	1	0.62mi
3080 E Cherry St Unit H104-ADA Springfield, MO	3.0	2.0	1030	$1,565	$1.52	43d	1	0.65mi
3080 E Cherry St Unit G308 Springfield, MO	2.0	2.0	730	$1,245	$1.71	43d	1	0.65mi
3080 E Cherry St Unit D312 Springfield, MO	2.0	2.0	730	$1,125	$1.54	23d	1	0.65mi
3080 E Cherry St Unit F104-ADA Springfield, MO	3.0	2.0	1030	$1,500	$1.46	23d	1	0.65mi
2013 E Cherry St Springfield, MO	1.0	1.0	740	$1,200	$1.62	23d	1	0.72mi
908 S Crutcher Ave Unit B Springfield, MO	1.0	1.0	750	$915	$1.22	23d	1	0.88mi
1834 E Monroe St Springfield, MO	2.0	1.0	792	$895	$1.13	43d	1	0.93mi
726 S Kentwood Ave Springfield, MO	2.0	1.0	1116	$1,295	$1.16	13d	1	1.05mi
1302 S Estate Ave Springfield, MO	2.0	1.0	768	$1,100	$1.43	23d	1	1.08mi
2641 E Verona St Springfield, MO	3.0	2.0	1293	$1,750	$1.35	23d	1	1.11mi
2765 E Verona St Springfield, MO	3.0	2.0	1244	$1,600	$1.29	43d	1	1.12mi
2146 E Bennett St Unit 0 Springfield, MO	2.0	1.0	1009	$895	$0.89	43d	1	1.13mi
2072 E Bennett St Springfield, MO	1.0–2.0	1.0	750	$935	$1.25	43d	5	1.18mi
3455 E Lombard St Springfield, MO	2.0	2.0	828	$905	$1.09	43d	1	1.19mi
3501 E Lombard St Springfield, MO	1.0–3.0	1.0–2.0	800	$905	$1.13	43d	1	1.21mi
3440 E Lombard St Unit 129 Springfield, MO	2.0	1.5	900	$875	$0.97	23d	1	1.22mi
3440 E Lombard St Unit 110 Springfield, MO	2.0	1.5	900	$875	$0.97	43d	1	1.22mi
2020 E Bennett St Springfield, MO	1.0–2.0	1.0	743	$930	$1.25	43d	6	1.25mi
1225 S Ingram Mill Rd Springfield, MO	1.0–2.0	1.0–2.0	1150	$2,345	$2.04	13d	4	1.29mi
2804 E Linwood St Springfield, MO	3.0	2.0	1400	$1,650	$1.18	13d	1	1.29mi
2149 E Sunshine St Springfield, MO	1.0–2.0	1.0–1.5	671	$1,453	$2.17	13d	20	1.42mi
1528 S Catalina Ave Springfield, MO	3.0	1.0	1326	$1,440	$1.09	43d	1	1.43mi
1435 E Elm St Springfield, MO	2.0	1.0	702	$995	$1.42	23d	1	1.45mi
2831 E University St Springfield, MO	2.0	1.0	975	$1,095	$1.12	23d	1	1.45mi
2831 E University St Springfield, MO	2.0	1.0	950	$1,195	$1.26	13d	1	1.45mi
2942 E Stanford St Apt B Springfield, MO	2.0	1.0	784	$750	$0.96	23d	1	1.48mi
614 S Fremont Ave Springfield, MO	1.0	1.0	777	$995	$1.28	43d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $55,000 Active 91 DOM
2. 2026-06-17
   days on market $55,000 Active 90 DOM
3. 2026-06-16
   days on market $55,000 Active 89 DOM
4. 2026-06-15
   days on market $55,000 Active 88 DOM
5. 2026-06-14
   days on market $55,000 Active 86 DOM
6. 2026-06-10
   days on market $55,000 Active 83 DOM
7. 2026-06-09
   days on market $55,000 Active 82 DOM
8. 2026-06-08
   days on market $55,000 Active 81 DOM
9. 2026-06-07
   days on market $55,000 Active 80 DOM
10. 2026-06-03
    days on market $55,000 Active 76 DOM
11. 2026-06-02
    days on market $55,000 Active 75 DOM
12. 2026-06-01
    days on market $55,000 Active 74 DOM
13. 2026-05-31
    days on market $55,000 Active 73 DOM
14. 2026-05-30
    days on market $55,000 Active 72 DOM
15. 2026-05-04
    price $55,000 392-char remark

    Show marketing remark (392 chars)

    Opportunity awaits at 2545 E Cherry St, Springfield, MO 65802! This property has sustained significant fire and smoke damage and is being sold as-is. Ideal for investors, flippers, or builders looking for their next project. Situated in a convenient Springfield location with strong potential for renovation or redevelopment. Bring your vision and unlock the value this property has to offer!

16. 2026-03-19
    listed $60,000 Active 392-char remark

    Show marketing remark (392 chars)

    Opportunity awaits at 2545 E Cherry St, Springfield, MO 65802! This property has sustained significant fire and smoke damage and is being sold as-is. Ideal for investors, flippers, or builders looking for their next project. Situated in a convenient Springfield location with strong potential for renovation or redevelopment. Bring your vision and unlock the value this property has to offer!

17. 2024-12-26
    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: $900 · $75/mo
• Projected year-2 tax: $900 · $75/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,274
• − Mortgage interest: −$3,081
• − Property taxes: −$900
• − Insurance: −$275
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − Depreciation: −$1,600
• Taxable income: $6,134
• Est. tax owed @ 24.0%: −$1,472
• After-tax cash flow: $5,168/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

-8.3% since first listed

3 events — show timeline

• 2026-05-04 Price Changed $55,000 SOMO
• 2026-03-19 Listed $60,000 SOMO
• 2024-12-26 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $900 · +7.7% YoY. Source: county tax records.