918 N Nettleton Ave · Springfield, MO 65802

$105,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 12 Days on market

Built 1900 4,356 sqft lot Est $104k · 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 +16.0/30.0
• ARV discount +7.2/15.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• 1% rule +3.6/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you are looking for a perfect starter home, or a new property to add to your rental portfolio, then this is the home for you! Located on a corner lot and boasting 900 square feet of space, you will be amazed by what this 2 bedroom, 1 bathroom 1 car garage home has to offer! As you walk through the front door, the natural light reflecting off of the hardwood floors will provide a feeling of warmth and comfort in the living area. Adjacent to the living area, you will find the spacious kitchen area ready to be enjoyed as you craft cuisine. The large 1 car garage has room for a vehicle, and a whole lot more. The back deck provides a space for you to enjoy the outdoors. The back yard provides plenty of space for enjoyable activities. Don't miss out on this incredible opportunity!

Key facts

• 4,356 sq ft lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $52 ($628/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 $90k (14.0% below list).
• Recommended offer: $90k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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); Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL) — zoned schools average 71% FRL vs 46% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 512 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $726 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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 1900 — 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 $90,262 (14.0% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.14%
• DSCR: 1.10
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $104,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1635 W Lynn St	0.43mi	2/1.0	732 (+2%)	1mo	$115,000	$157	76
1318 N Douglas Ave	0.68mi	2/1.0	714 (-1%)	1mo	$92,500	$130	66
803 N Concord Ave	0.72mi	2/1.0	720 (0%)	4mo	$85,000	$118	63
1126 W Calhoun St	0.35mi	2/1.0	798 (+11%)	5mo	$149,900	$188	61
1836 W Hovey St	0.55mi	2/1.0	672 (-7%)	3mo	$50,000	$74	61
619 N Nettleton Ave	0.26mi	2/1.0	800 (+11%)	10mo	$133,400	$167	61
1521 W Hamilton St	0.35mi	2/1.0	825 (+15%)	1mo	$134,900	$164	58
1030 N Warren Ave	0.66mi	2/1.0	700 (-3%)	7mo	$95,000	$136	58
1016 N Wabash Ave	0.34mi	2/1.0	630 (-12%)	9mo	$89,900	$143	55
920 W Brower St	0.48mi	2/1.0	624 (-13%)	1mo	$134,900	$216	54
1511 W Hamilton St	0.35mi	2/1.0	825 (+15%)	9mo	$119,900	$145	52
612 N Park Ave	0.65mi	2/1.0	624 (-13%)	4mo	$89,900	$144	44

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: -11.1%
• Equity multiple: 0.59×
• Total profit: $-12,024
• Equity at exit: $15,656

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $883
• Equity at exit: $9,078

Cash invested: $29,400 (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: 512
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $903 high
• Mortgage (P&I): −$551
• Tax from tax record: −$66 /mo · $796/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $52

Break-even live

Break-even rent $836

Max offer price $105,000

Occupancy floor 89%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
916 N Kansas Expy Springfield, MO	1.0	1.0	573	$595	$1.04	43d	1	0.09mi
1126 W Hamilton St Springfield, MO	2.0	1.0	648	$895	$1.38	23d	1	0.40mi
813 W Poplar St Unit 813 Springfield, MO	2.0	1.0	560	$795	$1.42	13d	1	0.55mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	13d	1	0.65mi
522 N Park Ave Springfield, MO	1.0	1.0	608	$950	$1.56	43d	1	0.67mi
733 W College St Springfield, MO	1.0	1.0	700	$750	$1.07	13d	1	0.85mi
1911 W Elm St Springfield, MO	2.0	1.0	580	$875	$1.51	43d	1	0.88mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	13d	4	0.98mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	23d	5	0.98mi
305 S Campbell Ave Unit 208 Springfield, MO	1.0	1.0	649	$975	$1.50	13d	1	1.09mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	13d	8	1.11mi
2712 W Nichols St Springfield, MO	2.0	1.0	619	$795	$1.28	43d	1	1.13mi
209 W McDaniel St Unit 209-207 Springfield, MO	1.0	1.0	700	$950	$1.36	43d	1	1.17mi
2711 W Olive St Springfield, MO	1.0	1.0	621	$750	$1.21	23d	1	1.28mi
1623 N Jefferson Ave Unit B Springfield, MO	1.0	1.0	750	$950	$1.27	43d	1	1.33mi
520 S Scenic Ave Unit 101-A Springfield, MO	1.0	1.0	550	$650	$1.18	43d	1	1.39mi
301 W State St Unit D Springfield, MO	1.0	1.0	570	$875	$1.54	23d	1	1.40mi
2115 N Grace Ave Springfield, MO	2.0	1.0	650	$850	$1.31	43d	1	1.48mi

Listing history 11 events

1. 2026-04-16
   status Pending
2. 2026-04-03
   listed $105,000 Active
3. 2022-02-25
   soldstatus 788-char remark

   Show marketing remark (788 chars)

   If you are looking for a perfect starter home, or a new property to add to your rental portfolio, then this is the home for you! Located on a corner lot and boasting 900 square feet of space, you will be amazed by what this 2 bedroom, 1 bathroom 1 car garage home has to offer! As you walk through the front door, the natural light reflecting off of the hardwood floors will provide a feeling of warmth and comfort in the living area. Adjacent to the living area, you will find the spacious kitchen area ready to be enjoyed as you craft cuisine. The large 1 car garage has room for a vehicle, and a whole lot more. The back deck provides a space for you to enjoy the outdoors. The back yard provides plenty of space for enjoyable activities. Don't miss out on this incredible opportunity!

4. 2022-01-31
   listed $95,000 788-char remark

   Show marketing remark (788 chars)

   If you are looking for a perfect starter home, or a new property to add to your rental portfolio, then this is the home for you! Located on a corner lot and boasting 900 square feet of space, you will be amazed by what this 2 bedroom, 1 bathroom 1 car garage home has to offer! As you walk through the front door, the natural light reflecting off of the hardwood floors will provide a feeling of warmth and comfort in the living area. Adjacent to the living area, you will find the spacious kitchen area ready to be enjoyed as you craft cuisine. The large 1 car garage has room for a vehicle, and a whole lot more. The back deck provides a space for you to enjoy the outdoors. The back yard provides plenty of space for enjoyable activities. Don't miss out on this incredible opportunity!

5. 2018-05-09
   soldstatus
6. 2018-05-07
   soldstatus 351-char remark

   Show marketing remark (351 chars)

   Such an adorable cottage in the middle of Springfield. Just a short drive from all of the major colleges in town. Hardwood and tile floors, updated kitchen, 2 year old roof, central heat and air, washer and dryer hookup, attached 1 car garage, and a large fenced backyard. Don't let this one get away - give us a call to schedule your private showing.

7. 2018-03-31
   listed $60,000 351-char remark

   Show marketing remark (351 chars)

   Such an adorable cottage in the middle of Springfield. Just a short drive from all of the major colleges in town. Hardwood and tile floors, updated kitchen, 2 year old roof, central heat and air, washer and dryer hookup, attached 1 car garage, and a large fenced backyard. Don't let this one get away - give us a call to schedule your private showing.

8. 2016-06-28
   soldstatus
9. 2016-06-27
   soldstatus
10. 2016-04-28
    listed $54,900
11. 2010-05-03
    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: $796 · $66/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$222/yr (+$19/mo · 27.9%)

ⓘ 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: $10,831
• − Mortgage interest: −$5,882
• − Property taxes: −$796
• − Insurance: −$525
• − Repairs & maintenance: −$867
• − Management: −$867
• − Depreciation: −$3,055
• Taxable loss: −$1,159
• Est. tax savings @ 24.0%: +$278
• After-tax cash flow: $906/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

+91.3% since first listed

11 events — show timeline

• 2026-04-16 Pending — SOMO
• 2026-04-03 Listed $105,000 SOMO
• 2022-02-25 Sold (MLS) — SOMO
• 2022-01-31 Listed $95,000 SOMO
• 2018-05-09 Sold (Public Records) — Public Records
• 2018-05-07 Sold (MLS) — SOMO
• 2018-03-31 Listed $60,000 SOMO
• 2016-06-28 Sold (Public Records) — Public Records
• 2016-06-27 Sold (MLS) — SOMO
• 2016-04-28 Listed $54,900 SOMO
• 2010-05-03 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $796 · +20.4% YoY. Source: county tax records.