916 E Pacific St · Springfield, MO 65803

$179,000

3 bd · 1.5 ba · 1,614 sqft · SingleFamily public records · 1 Days on market

Built 1946 6,970 sqft lot Est $176k · at est.

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Why this score? — see what drove the D- 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 +12.6/30.0
• ARV discount +6.7/15.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +3.2/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 916 E Pacific -- a charming and move-in-ready home! Boasting over 1,600 square feet of well-designed living space and an attached 3 car garage, this 4-bedroom, 2-bath residence offering comfort and functionality. Whether you're a growing family, a first-time buyer, or simply looking for more space, this home checks all the boxes. The new roof and new HVAC system should provide a low maintenance living experience for a long time. This is a fantastic opportunity you don't want to miss!

Key facts

• New roof
• New hvac system
• 6,970 sq ft lot

Tags

• NEW ROOF
• NEW HVAC SYSTEM

Property features AI

Finance

• Other: Directions: head east on Division St, turn right on N National, then left on Pacific
• Financial info: Tax details available but excluded
• HOA & community: HOA details not provided

Exterior

• Parking: Attached garage with 3 spaces
• Security: Security details not provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Construction details not provided; Year built not provided
• Exterior features: Lot approximately 0.16 acres; Subdivision: North Springfield OP

Interior

• Kitchen: Standard kitchen (appliance specifics not provided)
• Bedrooms: Bedrooms located on the main level
• Flooring: Flooring details not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: One-level living
• Laundry & utility: Laundry/utility details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $-23 ($-276/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (23.6% below list).
• Recommended offer: $137k (23.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Boyd Elem. (math 8% / reading 22%, grade F, #982 of 1,115 statewide, top 89%, 175 students, 78% 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 70% FRL vs 46% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.2%/yr); 401 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• This rent runs 32% of the median local income ($51k/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 $1k of loan paydown is wiped out by about $5k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,778 (23.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1946 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.76% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $175,926
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1441 N Collins Dr	0.27mi	4/2.0 (+1)	1,660 (+3%)	3mo	$344,900	$208	73
1050 E Locust St	0.16mi	3/2.0	1,784 (+10%)	2mo	$185,999	$104	72
1430 N Collins Dr	0.26mi	4/2.0 (+1)	1,646 (+2%)	8mo	$352,900	$214	70
2136 N Washington Ave	0.61mi	3/2.0	1,646 (+2%)	5mo	$59,900	$36	62
1216 E Commercial St	0.33mi	3/2.0	1,389 (-14%)	3mo	$55,000	$40	57
1134 N Clay Ave	0.53mi	4/2.0 (+1)	1,550 (-4%)	9mo	$160,000	$103	54
1414 N Clay Ave	0.30mi	3/1.0	1,376 (-15%)	7mo	$149,900	$109	54
2225 N National Ave	0.70mi	3/1.5	1,512 (-6%)	8mo	$79,000	$52	50
2055 N Ramsey Ave	0.56mi	3/2.0	1,807 (+12%)	3mo	$210,000	$116	49
2217 N National Ave	0.69mi	3/1.0	1,459 (-10%)	2mo	$159,900	$110	48
2003 N Jefferson Ave	0.62mi	3/2.0	1,470 (-9%)	9mo	$129,900	$88	46
1301 E Locust St	0.39mi	2/1.0 (-1)	1,384 (-14%)	12mo	$159,900	$116	41

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-28,804
• Equity at exit: $26,689

10-year hold

• IRR: -5.9%
• Equity multiple: 0.60×
• Total profit: $-19,947
• Equity at exit: $15,477

Cash invested: $50,120 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,368 high
• Mortgage (P&I): −$939
• Tax from tax record: −$90 /mo · $1,083/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $-23

Break-even live

Break-even rent $1,397

Max offer price $174,939

Occupancy floor 97%

Sensitivity live

Price	-10% $78	-5% $28	+0% $-23	+5% $-74	+10% $-124
Rent	-10% $-131	-5% $-77	+0% $-23	+5% $31	+10% $85
Rate	-1.0pp $67	-0.5pp $23	base $-23	+0.5pp $-69	+1.0pp $-117

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1442 N Texas Ave Springfield, MO	3.0	2.0	1626	$1,400	$0.86	45d	1	0.21mi
1439 N Texas Ave Springfield, MO	4.0	2.0	1608	$1,195	$0.74	45d	1	0.21mi
1306 N Frisco Ave Apt A Springfield, MO	2.0	1.5–2.0	970	$995	$1.03	15d	19	0.39mi
1339 E Division St Springfield, MO	3.0	2.0	1186	$1,350	$1.14	25d	1	0.46mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	45d	1	0.57mi
2153 N National Ave Springfield, MO	3.0	1.0	1163	$1,195	$1.03	15d	1	0.65mi
916 N Pickwick Ave Springfield, MO	4.0	3.0	1827	$1,700	$0.93	15d	1	0.93mi
2221 N Weller Ave Springfield, MO	3.0	2.0	1215	$1,395	$1.15	15d	1	0.93mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	45d	1	0.99mi
616 W Webster St Springfield, MO	2.0	1.5	1178	$1,050	$0.89	15d	1	1.05mi
501 W Central St Springfield, MO	4.0	2.0	2000	$2,200	$1.10	25d	1	1.08mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	15d	8	1.47mi
1014 E Walnut St Springfield, MO	2.0	2.0	1200	$1,200	$1.00	45d	1	1.50mi
1112 E Walnut St Apt 2 Springfield, MO	4.0	2.0	2240	$2,450	$1.09	45d	1	1.50mi

Listing history 2 events

1. 2026-06-07
   remarks 499-char remark
2. 2026-06-07
   listed $179,000 Pending 1 DOM

ⓘ 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: $1,083 · $90/mo
• Projected year-2 tax: $1,736 · $145/mo
• Expected delta: +$653/yr (+$54/mo · 60.3%)

ⓘ 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 · 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: $16,413
• − Mortgage interest: −$10,027
• − Property taxes: −$1,083
• − Insurance: −$895
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$5,207
• Taxable loss: −$3,425
• Est. tax savings @ 24.0%: +$822
• After-tax cash flow: $546/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

+163.2% since first listed

7 events — show timeline

• 2026-06-05 Pending — SOMO
• 2026-06-04 Listed $179,000 SOMO
• 2025-12-30 Sold (Public Records) — Public Records
• 2025-11-25 Relisted — SOMO
• 2025-10-27 Pending — SOMO
• 2025-10-17 Listed $68,000 SOMO
• 2025-10-06 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,083 · +5.1% YoY. Source: county tax records.