1881 N Campbell Ave · Springfield, MO 65803

$195,000

4 bd · 3.0 ba · 2,064 sqft · Other public records · 100 Days on market

Built 1917 0.27 ac lot $94/sqft · at area comps Est $200k · 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 +15.5/30.0
• ARV discount +8.6/15.0
• DSCR +4.8/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• 1% rule +3.5/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious two-story home featuring 3 bedrooms and 2.5 bathrooms! Relax on the inviting covered front porch and enjoy the convenience of a gravel driveway. The kitchen offers white cabinetry and a center island, creating a great space for cooking and gathering. Out back, you'll find a large deck overlooking the chain-link fenced yard--ideal for entertaining or pets. Many updates were completed in 2021, including appliances, roof, paint, bathrooms, and lighting fixtures. Located near the new Pipkin Middle School being built and the growing art district.

Key facts

• Covered front porch
• Large deck
• Center island

Tags

• COVERED FRONT PORCH
• GRAVEL DRIVEWAY
• CENTER ISLAND
• LARGE DECK
• CHAIN-LINK FENCED YARD
• UPDATES COMPLETED IN 2021

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $195k.

Deal economics

• At list price, monthly cash flow is $78 ($940/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 $166k (15.0% below list).
• Recommended offer: $166k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.
• Market conditions: Rents rising fast (+4.2%/yr); 394 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 39% 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 $6k 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 100 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 1917 — 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 $165,730 (15.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — 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. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.72%
• DSCR: 1.08
• GRM: 9.8

CMA / ARV

• ARV (median comp): $199,900
• List price: $195,000
• Delta: -2.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.24% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.55×
• Total profit: $-24,563
• Equity at exit: $29,075

10-year hold

• IRR: -1.6%
• Equity multiple: 0.88×
• Total profit: $-6,345
• Equity at exit: $16,860

Cash invested: $54,600 (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: 394
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,657 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$127 /mo · $1,525/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $78

Break-even live

Break-even rent $1,558

Max offer price $195,000

Occupancy floor 90%

Sensitivity live

Price	-10% $189	-5% $134	+0% $78	+5% $23	+10% $-32
Rent	-10% $-53	-5% $13	+0% $78	+5% $144	+10% $209
Rate	-1.0pp $177	-0.5pp $128	base $78	+0.5pp $28	+1.0pp $-24

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1439 N Texas Ave Springfield, MO	4.0	2.0	1608	$1,195	$0.74	45d	1	0.93mi
1442 N Texas Ave Springfield, MO	3.0	2.0	1626	$1,400	$0.86	45d	1	0.95mi
501 W Central St Springfield, MO	4.0	2.0	2000	$2,200	$1.10	24d	1	0.98mi

Listing history 20 events

1. 2026-06-18
   days on market $195,000 Active 100 DOM
2. 2026-06-17
   days on market $195,000 Active 99 DOM
3. 2026-06-16
   days on market $195,000 Active 98 DOM
4. 2026-06-15
   days on market $195,000 Active 97 DOM
5. 2026-06-14
   days on market $195,000 Active 95 DOM
6. 2026-06-10
   days on market $195,000 Active 92 DOM
7. 2026-06-09
   days on market $195,000 Active 91 DOM
8. 2026-06-08
   days on market $195,000 Active 90 DOM
9. 2026-06-07
   days on market $195,000 Active 89 DOM
10. 2026-06-03
    days on market $195,000 Active 85 DOM
11. 2026-06-02
    days on market $195,000 Active 84 DOM
12. 2026-06-01
    days on market $195,000 Active 83 DOM
13. 2026-05-31
    days on market $195,000 Active 82 DOM
14. 2026-05-30
    days on market $195,000 Active 81 DOM
15. 2026-03-10
    listed $195,000 Active 556-char remark

    Show marketing remark (556 chars)

    Spacious two-story home featuring 3 bedrooms and 2.5 bathrooms! Relax on the inviting covered front porch and enjoy the convenience of a gravel driveway. The kitchen offers white cabinetry and a center island, creating a great space for cooking and gathering. Out back, you'll find a large deck overlooking the chain-link fenced yard--ideal for entertaining or pets. Many updates were completed in 2021, including appliances, roof, paint, bathrooms, and lighting fixtures. Located near the new Pipkin Middle School being built and the growing art district.

16. 2021-12-17
    soldstatus 459-char remark

    Show marketing remark (459 chars)

    This beautiful home in Historic North Springfield, has been carefully updated and remodeled to be the jewell it is! Built in 1917, this home has great bones and is very spacious. With a large living room overlooking the large deck in the back yard, also has a great view of the very spacious kitchen and kitchen island. All new appliances, new roof, new paint, as well as new bathrooms and lighting fixtures. Beautiful yard, partially fenced! Room for a pool!

17. 2021-09-13
    listed $179,900 459-char remark

    Show marketing remark (459 chars)

    This beautiful home in Historic North Springfield, has been carefully updated and remodeled to be the jewell it is! Built in 1917, this home has great bones and is very spacious. With a large living room overlooking the large deck in the back yard, also has a great view of the very spacious kitchen and kitchen island. All new appliances, new roof, new paint, as well as new bathrooms and lighting fixtures. Beautiful yard, partially fenced! Room for a pool!

18. 2020-07-31
    soldstatus
19. 2020-07-31
    soldstatus
20. 2005-08-30
    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: $1,525 · $127/mo
• Projected year-2 tax: $1,892 · $158/mo
• Expected delta: +$367/yr (+$31/mo · 24.0%)

ⓘ 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: $19,888
• − Mortgage interest: −$10,923
• − Property taxes: −$1,525
• − Insurance: −$975
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − Depreciation: −$5,673
• Taxable loss: −$2,390
• Est. tax savings @ 24.0%: +$574
• After-tax cash flow: $1,514/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

+8.4% since first listed

6 events — show timeline

• 2026-03-10 Listed $195,000 SOMO
• 2021-12-17 Sold (MLS) — SOMO
• 2021-09-13 Listed $179,900 SOMO
• 2020-07-31 Sold (Public Records) — Public Records
• 2020-07-31 Sold (Public Records) — Public Records
• 2005-08-30 Sold (Public Records) — Public Records

Property tax history

+10.1%/yr

Latest (2025): $1,525 · +14.7% YoY. Source: county tax records.