2105 N Albertha Ave · Springfield, MO 65803

$120,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 27 Days on market

Built 1948 6,970 sqft lot $89/sqft · 20% below area Est $150k · 20% 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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +4.9/10.0
• 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

Solid home is an excellent opportunity for investors! With strong curb appeal and a durable exterior, this property offers the kind of long-term value buyers are looking for. Currently tenant-occupied at $1,195 per month through 06/30/2026, providing immediate rental income from day one. The appealing exterior, established tenancy, and dependable rental history make this property a great addition to an investment portfolio. Whether you are expanding your holdings or purchasing your first rental property, this home offers strong investment potential with a lease already in place.

Key facts

• 6,970 sq ft lot
• Built 1948
• Listed 27 days

Property features AI

Finance

• Other: Details not provided
• Financial info: Details not provided
• HOA & community: Details not provided

Exterior

• Parking: Details not provided
• Security: Details not provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One story
• Construction: Details not provided
• Exterior features: Lot in Cherry Hts subdivision; 0.16-acre lot

Interior

• Kitchen: Details not provided
• Bedrooms: Not specified
• Flooring: Details not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating listed; No cooling listed
• Interior features: One-level layout
• Laundry & utility: Details not provided

🏷️ Possibly a rental listed for sale. The $120,000 price doesn't fit this home's estimated sale value (~$150,376) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $195 ($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 $119k (1.1% below list).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 12 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $830 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 27 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 1948 — 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 $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — 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: 0.99% ✗
• Cap rate: 8.24%
• Cash-on-cash: 6.95%
• DSCR: 1.31
• GRM: 8.4

CMA / ARV

• ARV (median comp): $150,376
• List price: $120,000
• Delta: -20.20%
• 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
2074 N Albertha Ave	0.04mi	3/1.0	1,320 (-2%)	5mo	$139,900	$106	87
2253 N Fay Ave	0.25mi	4/2.0 (+1)	1,418 (+6%)	4mo	$199,900	$141	71
2032 N Park Ave	0.19mi	3/2.0	1,178 (-12%)	2mo	$100,000	$85	69
1710 W High St	0.28mi	2/1.5 (-1)	1,279 (-5%)	6mo	$149,900	$117	67
2515 N West Ave	0.64mi	3/2.0	1,322 (-2%)	3mo	$214,900	$163	65
2021 W Atlantic St	0.15mi	2/1.0 (-1)	1,188 (-12%)	4mo	$139,900	$118	61
2636 N Marion Ave	0.65mi	2/2.0 (-1)	1,336 (-1%)	6mo	$199,900	$150	59
1639 W Atlantic St	0.32mi	2/1.0 (-1)	1,204 (-10%)	1mo	$129,000	$107	58
2131 N Johnston Ave	0.68mi	3/2.0	1,470 (+9%)	2mo	$135,000	$92	51
1400 W Atlantic St	0.55mi	2/1.0 (-1)	1,224 (-9%)	7mo	$119,900	$98	45
2658 W Margaret St	0.66mi	3/2.0	1,144 (-15%)	1mo	$145,000	$127	44
1123 W High St	0.73mi	3/1.0	1,148 (-15%)	5mo	$139,500	$122	33

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: -4.4%
• Equity multiple: 0.83×
• Total profit: $-5,591
• Equity at exit: $17,892

10-year hold

• IRR: 6.5%
• Equity multiple: 1.51×
• Total profit: $17,248
• Equity at exit: $10,375

Cash invested: $33,600 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,186 high
• Mortgage (P&I): −$629
• Tax from tax record: −$63 /mo · $759/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $195

Break-even live

Break-even rent $940

Max offer price $120,000

Occupancy floor 79%

Sensitivity live

Price	-10% $262	-5% $229	+0% $195	+5% $161	+10% $127
Rent	-10% $101	-5% $148	+0% $195	+5% $241	+10% $288
Rate	-1.0pp $255	-0.5pp $225	base $195	+0.5pp $163	+1.0pp $132

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	46d	1	0.21mi
2126 N Lexington Ave Springfield, MO	2.0	1.0	990	$895	$0.90	16d	1	0.24mi
2120 N Johnston Ave Springfield, MO	2.0	1.0	880	$925	$1.05	46d	1	0.72mi
1127 W Talmage St Springfield, MO	3.0	2.0	1160	$1,650	$1.42	46d	1	0.97mi
2222 N Hillcrest Ave Springfield, MO	3.0	2.0	1800	$1,395	$0.78	46d	1	1.04mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	25d	1	1.08mi
3031 W Pacific St Springfield, MO	3.0	1.5	1008	$1,295	$1.28	23d	1	1.15mi
3016 W Hovey St Springfield, MO	3.0	2.0	1059	$1,350	$1.27	46d	1	1.32mi
740 N West Ave Springfield, MO	3.0	1.0	900	$995	$1.11	25d	1	1.39mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	46d	1	1.39mi
741 N West Ave Springfield, MO	2.0	1.0	912	$950	$1.04	46d	1	1.40mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	23d	1	1.48mi

Listing history 23 events

1. 2026-06-22
   days on market $120,000 Active 27 DOM
2. 2026-06-18
   days on market $120,000 Active 24 DOM
3. 2026-06-17
   days on market $120,000 Active 23 DOM
4. 2026-06-16
   days on market $120,000 Active 22 DOM
5. 2026-06-15
   days on market $120,000 Active 21 DOM
6. 2026-06-14
   days on market $120,000 Active 19 DOM
7. 2026-06-10
   days on market $120,000 Active 16 DOM
8. 2026-06-09
   days on market $120,000 Active 15 DOM
9. 2026-06-08
   days on market $120,000 Active 14 DOM
10. 2026-06-07
    days on market $120,000 Active 13 DOM
11. 2026-06-03
    days on market $120,000 Active 9 DOM
12. 2026-06-02
    days on market $120,000 Active 8 DOM
13. 2026-06-01
    days on market $120,000 Active 7 DOM
14. 2026-05-31
    statusdays on market $120,000 Active 6 DOM
15. 2026-05-14
    listed $120,000 Active 585-char remark
16. 2023-06-27
    historical
17. 2019-06-07
    soldstatus $300,000
18. 2018-11-29
    listed $78,000
19. 2016-09-09
    listed $90,356
20. 2016-02-02
    listed $109,900
21. 2014-10-14
    soldstatus
22. 2014-04-16
    soldstatus
23. 2006-08-30
    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: $759 · $63/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$405/yr (+$34/mo · 53.3%)

ⓘ 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 ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,235
• − Mortgage interest: −$6,722
• − Property taxes: −$759
• − Insurance: −$600
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$3,491
• Taxable income: $385
• Est. tax owed @ 24.0%: −$92
• After-tax cash flow: $2,242/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

+9.2% since first listed

11 events — show timeline

• 2026-05-31 Relisted — SOMO
• 2026-05-19 Pending — SOMO
• 2026-05-14 Listed $120,000 SOMO
• 2023-06-27 Rental Removed — APPFOLIO
• 2019-06-07 Sold (Public Records) $300,000 Public Records
• 2018-11-29 Listed $78,000 SOMO
• 2016-09-09 Listed $90,356 SOMO
• 2016-02-02 Listed $109,900 SOMO
• 2014-10-14 Sold (Public Records) — Public Records
• 2014-04-16 Sold (Public Records) — Public Records
• 2006-08-30 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $759 · +29.7% YoY. Source: county tax records.