908 E Mentor St · Springfield, MO 65810

$309,900

3 bd · 2.5 ba · 2,186 sqft · SingleFamily public records · 13 Days on market

Built 1978 0.28 ac lot Est $354k · 12% under $8/mo HOA

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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 +18.0/30.0
• ARV discount +13.1/15.0
• DSCR +5.6/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location! Location!! Location!!! Lots of space in this great home convenient to everything in Cherokee Estates! 2168 sq ft m/l with 4 bedrooms, 2 full baths and 2 car garage. You will love the spacious living room with fireplace and plenty of room for entertaining. Kitchen boasts beautiful custom cabinets, plenty of counter space, a window to view the action in the living room, and all appliances stay including refrigerator, washer & dryer. Eat-in kitchen plus formal dining too! Spacious master suite will handle your king sized bed, plus your extra furniture and has a large walk-in closet. One of the extra bedrooms can double as an office with built-in bookshelves. Convenient laundry room is just off the kitchen and garage and has a utility sink for clean ups. Lots of shelving plus a small bonus room in garage for extra storage. Sip your morning coffee while sitting on the deck and enjoy your fully fenced backyard! Furnace is a Lennox high efficiency, Water Heater and ROOF are only 2 years old!! Great curb appeal too! Call to see this gem today!!

Key facts

• Breakfast nook
• Extra storage
• Large picture window

Tags

• LARGE PICTURE WINDOW
• NEWER APPLIANCES
• STAINLESS STEEL STOVE
• BREAKFAST NOOK
• BAY WINDOW
• EXTRA STORAGE

Property features AI

Finance

• Other: Property located in the Cherokee Estates subdivision; Lot is level with 115 x 107 dimensions (0.28 acres); city street with public maintenance and asphalt/concrete surfaces
• HOA & community: Homeowners association with an annual fee of $90 (about $7.50/month)

Exterior

• Parking: 2-car garage; Driveway; Garage faces front; Garage door opener; Workshop and storage space in garage; On-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One level; Vinyl siding; Brick/mortar foundation
• Construction: Vinyl siding construction; Composition roof; Brick/mortar foundation
• Exterior features: Rain gutters; Deck; Storm door(s); Wood and chain-link fencing; Composition roof

Interior

• Kitchen: Electric oven; Free-standing electric oven; Gas water heater; Dishwasher; Microwave; Refrigerator; Garbage disposal
• Bedrooms: Bedrooms with walk-in closet(s)
• Flooring: Hardwood; Tile; Laminate
• Bathrooms: 2 full bathrooms; Soaking tub
• Heating & cooling: Central heating (natural gas, forced air); Attic fan; Central air conditioning; Exhaust fan
• Interior features: Soaking tub; Laminate countertops; Walk-in closet(s); High-speed internet; Window coverings including drapes and blinds; Masonry wood-burning fireplace in family room; Exhaust fan
• Laundry & utility: Washer; Dryer; Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/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 $280k (9.7% below list).
• Recommended offer: $280k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: Cherokee Middle (math 50% / reading 62%, grade B-, #40 of 391 statewide, top 10%, 758 students, 27% FRL); Kickapoo High (math 39% / reading 66%, grade C-, #89 of 521 statewide, top 17%, 1,881 students, 26% FRL) — zoned schools average 27% FRL vs 46% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 54% at this address vs 39% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Springfield R-XII average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.5%/yr); 250 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,302 units permitted in Greene County in 2024 (250 in 5+ unit buildings).
• This rent runs 35% of the median local income ($95k/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 $2k of loan paydown is wiped out by about $9k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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

• 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 $279,705 (9.7% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.90% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.66%
• DSCR: 1.16
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $354,132
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1002 E Gaslight Dr	0.25mi	3/2.0	2,278 (+4%)	2mo	$385,000	$169	78
5745 Lakeview Ter	0.41mi	3/2.0	2,132 (-2%)	3mo	$289,000	$136	72
715 E Highpoint St	0.30mi	3/2.5	1,929 (-12%)	1mo	$314,900	$163	65
1182 E Evans St	0.30mi	4/2.5 (+1)	2,032 (-7%)	5mo	$329,900	$162	65
1221 E Knobhill St	0.55mi	4/3.0 (+1)	2,215 (+1%)	0mo	$329,000	$149	65
6040 S Kings Ave	0.46mi	3/2.5	2,348 (+7%)	4mo	$550,000	$234	63
5620 S Mccann Ave	0.43mi	4/2.0 (+1)	2,288 (+5%)	5mo	$325,000	$142	61
6165 S Maryland Ave	0.54mi	3/2.5	2,331 (+7%)	4mo	$499,000	$214	61
1036 E Manchester Dr	0.15mi	3/3.5	2,513 (+15%)	6mo	$359,900	$143	59
1317 E Highpoint St	0.63mi	4/3.0 (+1)	2,255 (+3%)	1mo	$340,000	$151	58
6059 S Clay Ave	0.49mi	4/2.5 (+1)	2,463 (+13%)	1mo	$729,900	$296	50
1309 E Knobhill St	0.64mi	4/3.0 (+1)	2,380 (+9%)	1mo	$349,900	$147	47

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 · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.60×
• Total profit: $-34,764
• Equity at exit: $46,207

10-year hold

• IRR: -2.5%
• Equity multiple: 0.84×
• Total profit: $-14,247
• Equity at exit: $26,794

Cash invested: $86,772 (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 65810

• Home prices YoY: -28.8%
• Rents YoY: 2.5%
• Active inventory: 250
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,797 high
• Mortgage (P&I): −$1,625
• Tax from tax record: −$183 /mo · $2,194/yr
• Insurance: −$129
• HOA: −$8
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $265

Break-even live

Break-even rent $2,462

Max offer price $309,900

Occupancy floor 86%

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1182 E Evans St Springfield, MO	4.0	3.0	2032	$2,595	$1.28	13d	1	0.30mi
5955 S Farm Road 163 Springfield, MO	2.0	2.0	1703	$3,440	$2.02	13d	8	0.34mi
5955 S National Ave Unit 163 Springfield, MO	3.0	2.0	1630	$3,995	$2.45	44d	1	0.36mi
1367 E Siler Pkwy Springfield, MO	2.0	2.5	2045	$2,695	$1.32	13d	1	0.58mi
5305 S Michigan Ave Springfield, MO	2.0–3.0	2.0–2.5	1644	$2,017	$1.23	13d	3	1.06mi
1261 E Lakewood St Springfield, MO	4.0	2.5	1800	$1,595	$0.89	13d	1	1.29mi
5915 S Applewood Springfield, MO	4.0	2.0	2349	$3,495	$1.49	13d	1	1.36mi
5926 S Doubletree Ct Springfield, MO	4.0	2.0	2349	$3,495	$1.49	13d	1	1.47mi

HOA detail

• Monthly dues: $8 · $96/yr
• Likely covers: water

Listing history 14 events

1. 2026-06-10
   status $309,900 Pending 13 DOM
2. 2026-06-09
   days on market $309,900 Active 13 DOM
3. 2026-06-08
   days on market $309,900 Active 12 DOM
4. 2026-06-07
   days on market $309,900 Active 11 DOM
5. 2026-06-03
   days on market $309,900 Active 7 DOM
6. 2026-06-02
   days on market $309,900 Active 6 DOM
7. 2026-06-01
   days on market $309,900 Active 5 DOM
8. 2026-05-31
   days on market $309,900 Active 4 DOM
9. 2026-05-30
   days on market $309,900 Active 3 DOM
10. 2026-05-27
    listed $309,900 Active
11. 2023-07-21
    soldstatus Closed 1078-char remark

    Show marketing remark (1078 chars)

    Location! Location!! Location!!! Lots of space in this great home convenient to everything in Cherokee Estates! 2168 sq ft m/l with 4 bedrooms, 2 full baths and 2 car garage. You will love the spacious living room with fireplace and plenty of room for entertaining. Kitchen boasts beautiful custom cabinets, plenty of counter space, a window to view the action in the living room, and all appliances stay including refrigerator, washer & dryer. Eat-in kitchen plus formal dining too! Spacious master suite will handle your king sized bed, plus your extra furniture and has a large walk-in closet. One of the extra bedrooms can double as an office with built-in bookshelves. Convenient laundry room is just off the kitchen and garage and has a utility sink for clean ups. Lots of shelving plus a small bonus room in garage for extra storage. Sip your morning coffee while sitting on the deck and enjoy your fully fenced backyard! Furnace is a Lennox high efficiency, Water Heater and ROOF are only 2 years old!! Great curb appeal too! Call to see this gem today!!

12. 2023-07-21
    soldstatus

    Show marketing remark (1078 chars)

    Location! Location!! Location!!! Lots of space in this great home convenient to everything in Cherokee Estates! 2168 sq ft m/l with 4 bedrooms, 2 full baths and 2 car garage. You will love the spacious living room with fireplace and plenty of room for entertaining. Kitchen boasts beautiful custom cabinets, plenty of counter space, a window to view the action in the living room, and all appliances stay including refrigerator, washer & dryer. Eat-in kitchen plus formal dining too! Spacious master suite will handle your king sized bed, plus your extra furniture and has a large walk-in closet. One of the extra bedrooms can double as an office with built-in bookshelves. Convenient laundry room is just off the kitchen and garage and has a utility sink for clean ups. Lots of shelving plus a small bonus room in garage for extra storage. Sip your morning coffee while sitting on the deck and enjoy your fully fenced backyard! Furnace is a Lennox high efficiency, Water Heater and ROOF are only 2 years old!! Great curb appeal too! Call to see this gem today!!

13. 2023-05-28
    status Pending 1078-char remark

    Show marketing remark (1078 chars)

    Location! Location!! Location!!! Lots of space in this great home convenient to everything in Cherokee Estates! 2168 sq ft m/l with 4 bedrooms, 2 full baths and 2 car garage. You will love the spacious living room with fireplace and plenty of room for entertaining. Kitchen boasts beautiful custom cabinets, plenty of counter space, a window to view the action in the living room, and all appliances stay including refrigerator, washer & dryer. Eat-in kitchen plus formal dining too! Spacious master suite will handle your king sized bed, plus your extra furniture and has a large walk-in closet. One of the extra bedrooms can double as an office with built-in bookshelves. Convenient laundry room is just off the kitchen and garage and has a utility sink for clean ups. Lots of shelving plus a small bonus room in garage for extra storage. Sip your morning coffee while sitting on the deck and enjoy your fully fenced backyard! Furnace is a Lennox high efficiency, Water Heater and ROOF are only 2 years old!! Great curb appeal too! Call to see this gem today!!

14. 2023-05-27
    listed $269,900 Active 1078-char remark

    Show marketing remark (1078 chars)

    Location! Location!! Location!!! Lots of space in this great home convenient to everything in Cherokee Estates! 2168 sq ft m/l with 4 bedrooms, 2 full baths and 2 car garage. You will love the spacious living room with fireplace and plenty of room for entertaining. Kitchen boasts beautiful custom cabinets, plenty of counter space, a window to view the action in the living room, and all appliances stay including refrigerator, washer & dryer. Eat-in kitchen plus formal dining too! Spacious master suite will handle your king sized bed, plus your extra furniture and has a large walk-in closet. One of the extra bedrooms can double as an office with built-in bookshelves. Convenient laundry room is just off the kitchen and garage and has a utility sink for clean ups. Lots of shelving plus a small bonus room in garage for extra storage. Sip your morning coffee while sitting on the deck and enjoy your fully fenced backyard! Furnace is a Lennox high efficiency, Water Heater and ROOF are only 2 years old!! Great curb appeal too! Call to see this gem today!!

ⓘ 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: $2,194 · $183/mo
• Projected year-2 tax: $3,006 · $251/mo
• Expected delta: +$812/yr (+$68/mo · 37.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,565
• − Mortgage interest: −$17,359
• − Property taxes: −$2,194
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,685
• − Management: −$2,685
• − HOA: −$96
• − Depreciation: −$9,015
• Taxable loss: −$2,020
• Est. tax savings @ 24.0%: +$485
• After-tax cash flow: $3,659/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

• County: Greene County · 244,327 people
• City population: 223,044
• Metro: Springfield, MO
• Population (ZIP): 22,137
• Household income: $95,160
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 437.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 3% Asian 3% Black 2%
• Common ancestry: Italian 4% Lithuanian 3% Portuguese 3%
• Foreign-born: 4% · Vietnam, China, Canada
• Languages at home: 95% English-only · Other Indo-European 1% Spanish 1% Chinese 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: ▼ -78.67%
• Current HPI: 194.8736
• Rent YoY: ▲ 2.53%
• 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

+14.8% since first listed

5 events — show timeline

• 2026-05-27 Listed $309,900 SOMO
• 2023-07-21 Sold (Public Records) — Public Records
• 2023-07-21 Sold (MLS) — SOMO
• 2023-05-28 Pending — SOMO
• 2023-05-27 Listed $269,900 SOMO

Property tax history

+3.8%/yr

Latest (2025): $2,194 · +0.0% YoY. Source: county tax records.