822 W Scott St · Springfield, MO 65802

$140,000

3 bd · 1.0 ba · 1,901 sqft · SingleFamily public records · 9 Days on market

Built 1897 6,534 sqft lot $74/sqft · 24% below area Est $185k · 24% 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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• 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 MLS

This vintage offering features a screened in front porch, vintage wood floors, and tall ceilings in the living room, dining room, and kitchen. There are 4 bedrooms downstairs and a 5th bedroom upstairs. Spacious back yard features a privacy fence and a shop/storage building. Roof was done in 2016, HVAC and hot water heater in 2014. Windows have also been updated. Home has wheel chair ramp and has been partially modified for handicap.

Key facts

• New covered patio
• Plenty of cabinetry
• Private retreat

Tags

• LARGE FORMAL DINING ROOM
• PLENTY OF CABINETRY
• PRIVATE RETREAT
• NEW COVERED PATIO
• LARGE STORAGE SHED

Property features AI

Exterior

• Parking: Parking pad; Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Composition roof
• Exterior features: Patio that is covered and screened; Privacy wood fencing; Shed(s)

Interior

• Kitchen: Electric oven (free‑standing)
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Insulated double-pane windows; Rain gutters
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 10.2% 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: Weaver Elem. (math 27% / reading 47%, grade F, #611 of 1,115 statewide, top 59%, 224 students, 91% FRL); Pipkin Middle (math 20% / reading 29%, grade F, #324 of 391 statewide, top 83%, 340 students, 82% FRL); Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL) — zoned schools average 75% FRL vs 46% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 521 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 1,302 units permitted in Greene County in 2024 (250 in 5+ unit buildings).
• This rent runs 36% of the median local income ($55k/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 $968 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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 1897 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,000

Questions for the listing agent

1. Built in 1897 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.18% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.99%
• DSCR: 1.62
• GRM: 7.1

CMA / ARV

• ARV (median comp): $184,990
• List price: $140,000
• Delta: -24.32%
• 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
723 W Webster St	0.13mi	3/1.0	1,751 (-8%)	2mo	$160,000	$91	79
923 W Poplar St	0.28mi	3/1.0	1,948 (+2%)	8mo	$174,000	$89	76
632 W Nichols St	0.19mi	4/2.0 (+1)	1,920 (+1%)	6mo	$209,900	$109	76
926 N Missouri Ave	0.11mi	4/2.0 (+1)	1,936 (+2%)	15mo	$179,900	$93	70
911 W Scott St	0.07mi	2/1.0 (-1)	2,100 (+10%)	5mo	$155,000	$74	70
804 W Calhoun St	0.16mi	4/2.5 (+1)	1,916 (+1%)	19mo	$195,000	$102	64
1324 W Brower St	0.51mi	3/2.0	1,865 (-2%)	7mo	$209,999	$113	63
1510 N Robberson Ave	0.73mi	3/2.5	1,904 (+0%)	1mo	$215,000	$113	59
1207 W Webster St	0.35mi	4/2.0 (+1)	1,908 (+0%)	20mo	$179,600	$94	57
1452 N Grant Ave	0.41mi	3/2.0	1,849 (-3%)	19mo	$199,000	$108	56
512 W Nichols St	0.31mi	4/3.0 (+1)	1,700 (-11%)	12mo	$175,000	$103	45
606 W Locust St	0.55mi	2/2.0 (-1)	1,713 (-10%)	10mo	$150,000	$88	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: 6.1%
• Equity multiple: 1.24×
• Total profit: $9,453
• Equity at exit: $20,874

10-year hold

• IRR: 16.9%
• Equity multiple: 2.50×
• Total profit: $58,648
• Equity at exit: $12,105

Cash invested: $39,200 (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: 521
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,654 high
• Mortgage (P&I): −$734
• Tax from tax record: −$57 /mo · $688/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $457

Break-even live

Break-even rent $1,076

Max offer price $140,000

Occupancy floor 67%

Sensitivity live

Price	-10% $536	-5% $497	+0% $457	+5% $417	+10% $378
Rent	-10% $326	-5% $392	+0% $457	+5% $522	+10% $588
Rate	-1.0pp $527	-0.5pp $493	base $457	+0.5pp $421	+1.0pp $384

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 W Central St Springfield, MO	4.0	2.0	2000	$2,200	$1.10	26d	1	0.37mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,383	$1.02	26d	5	0.78mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,383	$1.02	16d	4	0.78mi
520 W Olive St Springfield, MO	3.0	2.0	1445	$1,538	$1.06	16d	5	0.78mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	16d	8	0.86mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,862	$1.29	26d	5	0.86mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,862	$1.29	24d	5	0.86mi
710 W Walnut St Springfield, MO	3.0	2.0	1350	$1,695	$1.26	46d	1	0.90mi
539 S Fort Ave Springfield, MO	2.0	1.0	1500	$1,025	$0.68	16d	1	1.13mi
630 S Market Ave Springfield, MO	3.0	2.0	1758	$2,150	$1.22	46d	1	1.20mi
1439 N Texas Ave Springfield, MO	4.0	2.0	1608	$1,195	$0.74	46d	1	1.22mi
1442 N Texas Ave Springfield, MO	3.0	2.0	1626	$1,400	$0.86	46d	1	1.25mi

Listing history 14 events

1. 2026-06-23
   status $140,000 Active 9 DOM
2. 2026-06-03
   status $140,000 Pending 9 DOM
3. 2026-06-02
   days on market $140,000 Active 9 DOM
4. 2026-06-01
   days on market $140,000 Active 8 DOM
5. 2026-05-31
   days on market $140,000 Active 7 DOM
6. 2026-05-30
   days on market $140,000 Active 6 DOM
7. 2026-05-14
   listed $140,000 Active 462-char remark
8. 2024-02-27
   soldstatus Closed 438-char remark

   Show marketing remark (438 chars)

   This vintage offering features a screened in front porch, vintage wood floors, and tall ceilings in the living room, dining room, and kitchen. There are 4 bedrooms downstairs and a 5th bedroom upstairs. Spacious back yard features a privacy fence and a shop/storage building. Roof was done in 2016, HVAC and hot water heater in 2014. Windows have also been updated. Home has wheel chair ramp and has been partially modified for handicap.

9. 2024-01-18
   status Pending 438-char remark

   Show marketing remark (438 chars)

   This vintage offering features a screened in front porch, vintage wood floors, and tall ceilings in the living room, dining room, and kitchen. There are 4 bedrooms downstairs and a 5th bedroom upstairs. Spacious back yard features a privacy fence and a shop/storage building. Roof was done in 2016, HVAC and hot water heater in 2014. Windows have also been updated. Home has wheel chair ramp and has been partially modified for handicap.

10. 2024-01-12
    listed $96,000 Active 438-char remark

    Show marketing remark (438 chars)

    This vintage offering features a screened in front porch, vintage wood floors, and tall ceilings in the living room, dining room, and kitchen. There are 4 bedrooms downstairs and a 5th bedroom upstairs. Spacious back yard features a privacy fence and a shop/storage building. Roof was done in 2016, HVAC and hot water heater in 2014. Windows have also been updated. Home has wheel chair ramp and has been partially modified for handicap.

11. 2022-10-20
    soldstatus Closed

    Show marketing remark (520 chars)

    Check out this charming vintage 3 bedroom home. A little TLC would make this home into a great home or rental. Check out the wood floors under the rugs and tall ceilings in the living, dining, kitchen areas. Great screened in front porch. Upstairs attic is finished and could be used as 4th bedroom or bonus room. Privacy fenced backyard. Close to parks, amenities, and schools including Drury and OTC. Roof was done in 2016. HVAC and Hot Water Heater 2014. Windows have been updated as well. Property will be sold AS-IS

12. 2022-10-09
    status Pending

    Show marketing remark (520 chars)

    Check out this charming vintage 3 bedroom home. A little TLC would make this home into a great home or rental. Check out the wood floors under the rugs and tall ceilings in the living, dining, kitchen areas. Great screened in front porch. Upstairs attic is finished and could be used as 4th bedroom or bonus room. Privacy fenced backyard. Close to parks, amenities, and schools including Drury and OTC. Roof was done in 2016. HVAC and Hot Water Heater 2014. Windows have been updated as well. Property will be sold AS-IS

13. 2022-10-04
    listed $69,900 Active

    Show marketing remark (520 chars)

    Check out this charming vintage 3 bedroom home. A little TLC would make this home into a great home or rental. Check out the wood floors under the rugs and tall ceilings in the living, dining, kitchen areas. Great screened in front porch. Upstairs attic is finished and could be used as 4th bedroom or bonus room. Privacy fenced backyard. Close to parks, amenities, and schools including Drury and OTC. Roof was done in 2016. HVAC and Hot Water Heater 2014. Windows have been updated as well. Property will be sold AS-IS

14. 2000-08-17
    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: $688 · $57/mo
• Projected year-2 tax: $1,358 · $113/mo
• Expected delta: +$670/yr (+$56/mo · 97.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 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: $19,849
• − Mortgage interest: −$7,842
• − Property taxes: −$688
• − Insurance: −$700
• − Repairs & maintenance: −$1,588
• − Management: −$1,588
• − Depreciation: −$4,073
• Taxable income: $3,371
• Est. tax owed @ 24.0%: −$809
• After-tax cash flow: $4,674/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

+100.3% since first listed

11 events — show timeline

• 2026-06-02 Pending — SOMO
• 2026-05-28 Relisted — SOMO
• 2026-05-19 Pending — SOMO
• 2026-05-14 Listed $140,000 SOMO
• 2024-02-27 Sold (MLS) — SOMO
• 2024-01-18 Pending — SOMO
• 2024-01-12 Listed $96,000 SOMO
• 2022-10-20 Sold (MLS) — SOMO
• 2022-10-09 Pending — SOMO
• 2022-10-04 Listed $69,900 SOMO
• 2000-08-17 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $688 · +24.4% YoY. Source: county tax records.