1631 W Lee St · Springfield, MO 65803

$100,000

4 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 95 Days on market

Built 1914 7,405 sqft lot $69/sqft · 36% below area Est $157k · 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 bedroom home with a lot of potential. Needs some TLC. Long term month to month renter in the home.

Key facts

• 7,405 sq ft lot
• Built 1914
• Listed 95 days

🏷️ Possibly a rental listed for sale. The $100,000 price doesn't fit this home's estimated sale value (~$156,988) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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: Williams Elem. (math 12% / reading 22%, grade F, #967 of 1,115 statewide, top 88%, 317 students, 85% FRL); Reed Middle (math 33% / reading 44%, grade F, #202 of 391 statewide, top 54%, 512 students, 70% FRL); Hillcrest High (math 9% / reading 35%, grade F, #462 of 521 statewide, top 90%, 1,017 students, 64% FRL) — zoned schools average 73% FRL vs 46% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 39% district-wide (-13 pts) — the specific schools serving this property underperform the Springfield R-XII average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.2%/yr); 401 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $691 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.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y 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 1914 — expect roof / HVAC / electrical / plumbing capex.
• 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 $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 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 1914 — 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: 1.40% ✓
• Cap rate: 12.16%
• Cash-on-cash: 20.95%
• DSCR: 1.93
• GRM: 6.0

CMA / ARV

• ARV (median comp): $156,988
• List price: $100,000
• Delta: -36.30%
• 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
2253 N Fay Ave	0.30mi	4/2.0	1,418 (-2%)	4mo	$199,900	$141	76
2131 N Johnston Ave	0.39mi	3/2.0 (-1)	1,470 (+2%)	2mo	$135,000	$92	67
2060 N Marion Ave	0.33mi	3/1.5 (-1)	1,392 (-3%)	9mo	$145,000	$104	65
2074 N Albertha Ave	0.27mi	3/1.0 (-1)	1,320 (-8%)	5mo	$139,900	$106	64
2237 N Franklin Ave	0.53mi	3/2.0 (-1)	1,440 (0%)	4mo	$175,000	$122	63
1806 W Atlantic St	0.16mi	3/2.0 (-1)	1,272 (-12%)	10mo	$174,900	$138	56
1956 W Atlantic St	0.29mi	3/2.5 (-1)	1,601 (+11%)	4mo	$185,000	$116	54
2114 N Marion Ave	0.34mi	3/2.0 (-1)	1,272 (-12%)	9mo	$215,000	$169	48
2323 N Missouri Ave	0.72mi	3/1.0 (-1)	1,254 (-13%)	1mo	$179,900	$143	39
1149 W Hovey St	0.75mi	4/2.0	1,608 (+12%)	3mo	$219,900	$137	39
1902 N Missouri Ave	0.68mi	3/2.0 (-1)	1,271 (-12%)	4mo	$169,900	$134	36
931 W Turner St	0.66mi	3/2.0 (-1)	1,643 (+14%)	6mo	$149,900	$91	32

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 · 4.24% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 1.60×
• Total profit: $16,680
• Equity at exit: $14,910

10-year hold

• IRR: 24.2%
• Equity multiple: 3.21×
• Total profit: $61,969
• Equity at exit: $8,646

Cash invested: $28,000 (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 65803

• Home prices YoY: -29.8%
• Rents YoY: 4.2%
• Active inventory: 401
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,401 high
• Mortgage (P&I): −$524
• Tax from tax record: −$51 /mo · $617/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $489

Break-even live

Break-even rent $782

Max offer price $100,000

Occupancy floor 60%

Sensitivity live

Price	-10% $546	-5% $517	+0% $489	+5% $461	+10% $432
Rent	-10% $378	-5% $434	+0% $489	+5% $544	+10% $600
Rate	-1.0pp $539	-0.5pp $514	base $489	+0.5pp $463	+1.0pp $437

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2117 N Lexington Ave Springfield, MO	3.0	1.0	1040	$1,195	$1.15	45d	1	0.12mi
1127 W Talmage St Springfield, MO	3.0	2.0	1160	$1,650	$1.42	45d	1	0.83mi
2222 N Hillcrest Ave Springfield, MO	3.0	2.0	1800	$1,395	$0.78	45d	1	1.32mi
718 W Nichols St Springfield, MO	5.0	2.0	1320	$1,395	$1.06	45d	1	1.35mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	45d	1	1.37mi
3031 W Pacific St Springfield, MO	3.0	1.5	1008	$1,295	$1.28	22d	1	1.39mi
740 N West Ave Springfield, MO	3.0	1.0	900	$995	$1.11	25d	1	1.43mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	25d	1	1.46mi

Listing history 18 events

1. 2026-06-22
   days on market $100,000 Active 95 DOM
2. 2026-06-18
   days on market $100,000 Active 92 DOM
3. 2026-06-17
   days on market $100,000 Active 91 DOM
4. 2026-06-16
   days on market $100,000 Active 90 DOM
5. 2026-06-15
   days on market $100,000 Active 89 DOM
6. 2026-06-14
   days on market $100,000 Active 87 DOM
7. 2026-06-10
   days on market $100,000 Active 84 DOM
8. 2026-06-09
   days on market $100,000 Active 83 DOM
9. 2026-06-08
   days on market $100,000 Active 82 DOM
10. 2026-06-07
    days on market $100,000 Active 81 DOM
11. 2026-06-03
    days on market $100,000 Active 77 DOM
12. 2026-06-02
    days on market $100,000 Active 76 DOM
13. 2026-06-01
    days on market $100,000 Active 75 DOM
14. 2026-05-31
    days on market $100,000 Active 74 DOM
15. 2026-05-30
    days on market $100,000 Active 73 DOM
16. 2026-03-18
    listed $100,000 Active 100-char remark

    Show marketing remark (100 chars)

    4 bedroom home with a lot of potential. Needs some TLC. Long term month to month renter in the home.

17. 2008-10-17
    listed $69,900
18. 2002-08-02
    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: $617 · $51/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$353/yr (+$29/mo · 57.1%)

ⓘ 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 ≥105°F today · 19 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: $16,807
• − Mortgage interest: −$5,602
• − Property taxes: −$617
• − Insurance: −$500
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$2,909
• Taxable income: $4,490
• Est. tax owed @ 24.0%: −$1,078
• After-tax cash flow: $4,790/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): 42,882
• Household income: $50,572
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1305.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 9% Hispanic / Latino 6% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Italian 2% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -87.08%
• Current HPI: 205.0439
• Rent YoY: ▲ 4.24%
• 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

+43.1% since first listed

3 events — show timeline

• 2026-03-18 Listed $100,000 SOMO
• 2008-10-17 Listed $69,900 SOMO
• 2002-08-02 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $617 · +5.0% YoY. Source: county tax records.