1522 N Drury Ave · Springfield, MO 65802

$130,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 35 Days on market

Built 1919 0.31 ac lot $119/sqft · 13% below area Est $149k · 13% under

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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 +20.6/30.0
• ARV discount +13.3/15.0
• DSCR +6.5/10.0
• 1% rule +4.3/10.0
• 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

Property being sold as-is.

Key facts

• 0.31 acre lot
• Built 1919
• Listed 35 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: 1,092 above-grade finished square feet
• Exterior features: Lot in the Homeland subdivision; 0.31-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: 1 full bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $173 ($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 $121k (7.2% below list).
• Recommended offer: $121k (7.2% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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); 513 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $899 of loan paydown is wiped out by about $4k 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 ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1919 — 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 $120,646 (7.2% 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 7% concession, seller financing, or rate buy-down credit?
2. Built in 1919 — 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: 0.93% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.70%
• DSCR: 1.25
• GRM: 9.0

CMA / ARV

• ARV (median comp): $149,136
• List price: $130,000
• Delta: -12.83%
• 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
1936 N Golden Ave	0.42mi	3/2.0	1,056 (-3%)	3mo	$169,500	$161	68
1208 N Fulbright Ave	0.49mi	2/1.0 (-1)	1,116 (+2%)	0mo	$56,500	$51	68
1120 N Colgate Ave	0.50mi	3/2.0	1,119 (+2%)	2mo	$210,000	$188	67
1205 N Drury Ave	0.43mi	3/2.0	1,160 (+6%)	3mo	$185,000	$159	63
1330 N Fulbright Ave	0.40mi	2/1.0 (-1)	1,008 (-8%)	1mo	$115,000	$114	62
1258 N Colgate Ave	0.38mi	2/2.0 (-1)	1,166 (+7%)	3mo	$164,900	$141	59
3215 W Bergman St	0.53mi	3/2.0	1,167 (+7%)	1mo	$199,900	$171	59
1347 N Brown Ave	0.52mi	2/1.0 (-1)	1,170 (+7%)	4mo	$162,000	$138	56
928 N Glenn Ave	0.61mi	4/2.0 (+1)	1,160 (+6%)	2mo	$155,000	$134	51
1020 N Ethyl Ave	0.64mi	3/2.0	989 (-9%)	2mo	$179,900	$182	49
1113 N Clifton Ave	0.60mi	2/2.0 (-1)	972 (-11%)	2mo	$165,000	$170	43
939 N Brown Ave	0.74mi	4/2.0 (+1)	1,190 (+9%)	1mo	$159,900	$134	40

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: -5.7%
• Equity multiple: 0.78×
• Total profit: $-7,861
• Equity at exit: $19,383

10-year hold

• IRR: 5.8%
• Equity multiple: 1.46×
• Total profit: $16,690
• Equity at exit: $11,240

Cash invested: $36,400 (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: 513
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,206 high
• Mortgage (P&I): −$682
• Tax from tax record: −$44 /mo · $532/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $173

Break-even live

Break-even rent $988

Max offer price $130,000

Occupancy floor 81%

Sensitivity live

Price	-10% $246	-5% $210	+0% $173	+5% $136	+10% $99
Rent	-10% $78	-5% $125	+0% $173	+5% $221	+10% $268
Rate	-1.0pp $238	-0.5pp $206	base $173	+0.5pp $139	+1.0pp $105

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3031 W Pacific St Springfield, MO	3.0	1.5	1008	$1,295	$1.28	22d	1	0.19mi
3016 W Hovey St Springfield, MO	3.0	2.0	1059	$1,350	$1.27	45d	1	0.26mi
922 N Glenn Ave Springfield, MO	2.0	1.0	780	$1,100	$1.41	45d	1	0.64mi
2224 N Clifton Ave Unit 2238-A Springfield, MO	2.0	1.0	756	$695	$0.92	15d	1	0.85mi
741 N West Ave Springfield, MO	2.0	1.0	912	$950	$1.04	45d	1	0.92mi
740 N West Ave Springfield, MO	3.0	1.0	900	$995	$1.11	24d	1	0.94mi
2117 N Lexington Ave Springfield, MO	3.0	1.0	1040	$1,195	$1.15	45d	1	1.28mi
250 N Hilton Ave Springfield, MO	2.0	2.0	1153	$628	$0.54	15d	1	1.31mi
2126 N Lexington Ave Springfield, MO	2.0	1.0	990	$895	$0.90	15d	1	1.31mi
2602 W College St Springfield, MO	2.0	1.0	1350	$995	$0.74	15d	1	1.37mi
2601 N Cresthaven Ave Springfield, MO	4.0	1.0–2.0	1007	$1,627	$1.61	15d	16	1.38mi
2854 W Walnut St Springfield, MO	3.0	1.0	945	$995	$1.05	22d	1	1.40mi
3028 W Walnut St Springfield, MO	2.0	1.0	975	$850	$0.87	22d	1	1.41mi
3002 W Elm St Springfield, MO	3.0	2.0	1128	$1,295	$1.15	22d	1	1.47mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	24d	1	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $130,000 Active 35 DOM
2. 2026-06-17
   days on market $130,000 Active 34 DOM
3. 2026-06-16
   days on market $130,000 Active 33 DOM
4. 2026-06-15
   days on market $130,000 Active 32 DOM
5. 2026-06-14
   days on market $130,000 Active 30 DOM
6. 2026-06-10
   days on market $130,000 Active 27 DOM
7. 2026-06-09
   days on market $130,000 Active 26 DOM
8. 2026-06-08
   days on market $130,000 Active 25 DOM
9. 2026-06-07
   days on market $130,000 Active 24 DOM
10. 2026-06-03
    days on market $130,000 Active 20 DOM
11. 2026-06-02
    days on market $130,000 Active 19 DOM
12. 2026-06-01
    days on market $130,000 Active 18 DOM
13. 2026-05-31
    days on market $130,000 Active 17 DOM
14. 2026-05-30
    days on market $130,000 Active 16 DOM
15. 2026-05-14
    listed $130,000 Active 26-char remark
16. 2018-10-04
    soldstatus
17. 2018-10-04
    soldstatus
18. 2018-10-04
    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: $532 · $44/mo
• Projected year-2 tax: $1,261 · $105/mo
• Expected delta: +$729/yr (+$61/mo · 137.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 20 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: $14,478
• − Mortgage interest: −$7,282
• − Property taxes: −$532
• − Insurance: −$650
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$3,782
• Taxable loss: −$85
• Est. tax savings @ 24.0%: +$20
• After-tax cash flow: $2,095/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 events — show timeline

• 2026-05-14 Listed $130,000 SOMO
• 2018-10-04 Sold (Public Records) — Public Records
• 2018-10-04 Sold (Public Records) — Public Records
• 2018-10-04 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $532 · +8.3% YoY. Source: county tax records.