2114 E Cairo St · Springfield, MO 65802

$89,900

3 bd · 1.0 ba · 1,184 sqft · SingleFamily public records · 216 Days on market

Built 1945 6,970 sqft lot $76/sqft · 45% below area Est $164k · 45% 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 +8.7/10.0
• 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

Calling all DIY enthusiasts, handy folks, and investors looking for the perfect winter project--your opportunity has arrived! This absolutely charming home offers a fantastic head start, with several updates already in place. Enjoy newer kitchen cabinets, some fresh LVP flooring, ceiling fans, and a modern breaker box (no old-school fuses to worry about). The exterior is in solid condition, and the interior is ready for you to bring your vision to life. If you've been waiting for a project with great potential and a lot of the heavy lifting already done, here's your chance to finish the job and make it shine!

Key facts

• Modern breaker box
• Fresh lvp flooring
• Ceiling fans

Tags

• NEWER KITCHEN CABINETS
• FRESH LVP FLOORING
• CEILING FANS
• MODERN BREAKER BOX
• SOLID EXTERIOR CONDITION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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: Bingham Elem. (math 27% / reading 37%, grade F, #761 of 1,115 statewide, top 72%, 422 students, 78% FRL); Hickory Hills Middle (math 31% / reading 44%, grade F, #215 of 391 statewide, top 56%, 414 students, 46% FRL) — zoned schools average 62% FRL vs 46% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 520 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 $622 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 + 4.8% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 1945 — 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 $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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: 1.37% ✓
• Cap rate: 11.58%
• Cash-on-cash: 18.88%
• DSCR: 1.84
• GRM: 6.1

CMA / ARV

• ARV (median comp): $164,002
• List price: $89,900
• Delta: -45.18%
• 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
2132 E Elm St	0.17mi	3/1.0	1,273 (+8%)	1mo	$164,900	$130	78
2212 E Cherry St	0.30mi	3/2.0	1,200 (+1%)	3mo	$181,000	$151	77
2154 E Cairo St	0.08mi	3/2.0	1,080 (-9%)	4mo	$144,400	$134	74
209 S Burton Ave	0.68mi	2/1.0 (-1)	1,168 (-1%)	2mo	$129,000	$110	60
1909 E Cherry St Ct	0.38mi	2/1.5 (-1)	1,298 (+10%)	3mo	$189,000	$146	57
634 N Lone Pine Ave	0.69mi	2/2.0 (-1)	1,200 (+1%)	1mo	$210,000	$175	56
510 S Burton Ave	0.74mi	3/2.0	1,152 (-3%)	3mo	$199,900	$174	55
338 S Weller Ave	0.73mi	3/2.0	1,258 (+6%)	1mo	$199,000	$158	50
2143 E Madison St	0.48mi	3/2.0	1,348 (+14%)	1mo	$235,000	$174	50
2626 E Elm St	0.67mi	4/2.0 (+1)	1,248 (+5%)	4mo	$199,500	$160	48
701 S Kentwood Ave	0.60mi	2/1.0 (-1)	1,304 (+10%)	4mo	$203,000	$156	47
1725 E Lombard St	0.74mi	2/1.0 (-1)	1,080 (-9%)	2mo	$198,000	$183	45

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: 12.7%
• Equity multiple: 1.51×
• Total profit: $12,945
• Equity at exit: $13,404

10-year hold

• IRR: 22.9%
• Equity multiple: 3.13×
• Total profit: $53,509
• Equity at exit: $7,773

Cash invested: $25,172 (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 65802

• Home prices YoY: -31.9%
• Rents YoY: 4.8%
• Active inventory: 520
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,233 high
• Mortgage (P&I): −$471
• Tax from tax record: −$69 /mo · $831/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $396

Break-even live

Break-even rent $732

Max offer price $89,900

Occupancy floor 63%

Sensitivity live

Price	-10% $447	-5% $421	+0% $396	+5% $371	+10% $345
Rent	-10% $299	-5% $347	+0% $396	+5% $445	+10% $493
Rate	-1.0pp $441	-0.5pp $419	base $396	+0.5pp $373	+1.0pp $349

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2154 E Cairo St Springfield, MO	3.0	2.0	1100	$1,395	$1.27	45d	1	0.11mi
2323 E Cherry St Springfield, MO	2.0	1.5	750	$1,195	$1.59	15d	1	0.38mi
2323 E Cherry St Springfield, MO	2.0	1.5	750	$1,195	$1.59	25d	1	0.38mi
504 N Patterson Ave Apt C Springfield, MO	2.0	1.0	760	$725	$0.95	45d	1	0.50mi
1834 E Monroe St Springfield, MO	2.0	1.0	792	$895	$1.13	45d	1	0.52mi
726 S Kentwood Ave Springfield, MO	2.0	1.0	1116	$1,295	$1.16	15d	1	0.59mi
531 N Oak Grove Ave Springfield, MO	2.0	1.5	1184	$925	$0.78	45d	1	0.67mi
1435 E Elm St Springfield, MO	2.0	1.0	702	$995	$1.42	25d	1	0.84mi
1333 E Elm St Springfield, MO	1.0–2.0	1.0	830	$980	$1.18	45d	1	0.96mi
1210 E Cherry St Springfield, MO	2.0	2.0	750	$800	$1.07	45d	1	1.17mi
1147 E Elm St Unit 3 Springfield, MO	2.0	1.0	780	$975	$1.25	15d	1	1.22mi
2072 E Bennett St Springfield, MO	1.0–2.0	1.0	750	$935	$1.25	45d	5	1.28mi
2146 E Bennett St Unit 0 Springfield, MO	2.0	1.0	1009	$895	$0.89	45d	1	1.28mi
1228 E Belmont St Springfield, MO	1.0–2.0	1.0	802	$930	$1.16	45d	1	1.29mi
2020 E Bennett St Springfield, MO	1.0–2.0	1.0	743	$930	$1.25	45d	6	1.31mi
3080 E Cherry St Unit F104-ADA Springfield, MO	3.0	2.0	1030	$1,500	$1.46	25d	1	1.32mi
3080 E Cherry St Unit H104-ADA Springfield, MO	3.0	2.0	1030	$1,565	$1.52	45d	1	1.32mi
3080 E Cherry St Unit G308 Springfield, MO	2.0	2.0	730	$1,245	$1.71	45d	1	1.32mi
3080 E Cherry St Unit D312 Springfield, MO	2.0	2.0	730	$1,125	$1.54	25d	1	1.32mi
2323 E Division St Springfield, MO	4.0	2.0	1156	$1,495	$1.29	25d	1	1.32mi
1014 E Walnut St Springfield, MO	2.0	2.0	1200	$1,200	$1.00	45d	1	1.36mi
937 E Elm St Unit 07 Springfield, MO	2.0	1.0	893	$1,025	$1.15	45d	1	1.43mi
926 E Walnut St Unit 11 Springfield, MO	2.0	2.0	990	$1,075	$1.09	45d	1	1.44mi

Listing history 25 events

1. 2026-06-22
   days on market $89,900 Active 216 DOM
2. 2026-06-18
   days on market $89,900 Active 213 DOM
3. 2026-06-17
   days on market $89,900 Active 212 DOM
4. 2026-06-16
   days on market $89,900 Active 211 DOM
5. 2026-06-15
   days on market $89,900 Active 210 DOM
6. 2026-06-14
   days on market $89,900 Active 208 DOM
7. 2026-06-10
   days on market $89,900 Active 205 DOM
8. 2026-06-09
   days on market $89,900 Active 204 DOM
9. 2026-06-08
   days on market $89,900 Active 203 DOM
10. 2026-06-07
    days on market $89,900 Active 202 DOM
11. 2026-06-03
    days on market $89,900 Active 198 DOM
12. 2026-06-02
    days on market $89,900 Active 197 DOM
13. 2026-06-01
    days on market $89,900 Active 196 DOM
14. 2026-05-31
    days on market $89,900 Active 195 DOM
15. 2026-05-30
    days on market $89,900 Active 194 DOM
16. 2025-11-14
    listed $89,900 Active 616-char remark

    Show marketing remark (616 chars)

    Calling all DIY enthusiasts, handy folks, and investors looking for the perfect winter project--your opportunity has arrived! This absolutely charming home offers a fantastic head start, with several updates already in place. Enjoy newer kitchen cabinets, some fresh LVP flooring, ceiling fans, and a modern breaker box (no old-school fuses to worry about). The exterior is in solid condition, and the interior is ready for you to bring your vision to life. If you've been waiting for a project with great potential and a lot of the heavy lifting already done, here's your chance to finish the job and make it shine!

17. 2025-06-02
    status Active
18. 2025-05-22
    price $157,400
19. 2025-04-18
    price $164,900
20. 2025-04-02
    price $169,900
21. 2024-12-02
    listed $179,900 Active
22. 2023-08-15
    soldstatus
23. 2023-08-11
    soldstatus Closed
24. 2023-07-02
    status Pending
25. 2023-06-26
    listed $84,900 Active

ⓘ 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: $831 · $69/mo
• Projected year-2 tax: $872 · $73/mo
• Expected delta: +$41/yr (+$3/mo · 4.9%)

ⓘ 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 · 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: $14,797
• − Mortgage interest: −$5,036
• − Property taxes: −$831
• − Insurance: −$450
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$2,615
• Taxable income: $3,498
• Est. tax owed @ 24.0%: −$840
• After-tax cash flow: $3,912/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

+5.9% since first listed

10 events — show timeline

• 2025-11-14 Listed $89,900 SOMO
• 2025-06-02 Relisted — SOMO
• 2025-05-22 Price Changed $157,400 SOMO
• 2025-04-18 Price Changed $164,900 SOMO
• 2025-04-02 Price Changed $169,900 SOMO
• 2024-12-02 Listed $179,900 SOMO
• 2023-08-15 Sold (Public Records) — Public Records
• 2023-08-11 Sold (MLS) — SOMO
• 2023-07-02 Pending — SOMO
• 2023-06-26 Listed $84,900 SOMO

Property tax history

+4.2%/yr

Latest (2025): $831 · +23.9% YoY. Source: county tax records.