1531 W Webster St · Springfield, MO 65802

$80,000

1 bd · 1.0 ba · 528 sqft · SingleFamily public records · 38 Days on market

Built 1951 7,841 sqft lot $152/sqft · at area comps Est $79k · at est.

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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 +23.8/30.0
• DSCR +7.7/10.0
• ARV discount +6.9/15.0
• 1% rule +5.2/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for investors looking to expand their portfolio. This 1 bed, 1 bath Springfield home sits on a corner lot and offers a practical layout with strong rental appeal. Conveniently located near schools, shopping, and restaurants, this property could make an excellent long-term investment.

Key facts

• Practical layout
• Corner lot
• Strong rental appeal

Tags

• CORNER LOT
• PRACTICAL LAYOUT
• STRONG RENTAL APPEAL

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; One story
• Construction: Vinyl siding; Composition roof; Built with a foundation (standard)
• Exterior features: Rain gutters; Partial wood fencing; Has a view; Asphalt road frontage on a public maintained city street

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fans; Window air conditioning units; Electric heating; Natural gas heating; Wall furnace
• Interior features: Insulated windows; Double pane windows; Window coverings, blinds and shutters; Electric water heater
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($817 rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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); 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 75% FRL vs 46% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 520 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 is only 18% of the median local income ($55k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask is 11411% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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. 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: 1.02% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.25%
• DSCR: 1.37
• GRM: 8.2

CMA / ARV

• ARV (median comp): $78,975
• List price: $80,000
• Delta: 1.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1612 W Lynn St	0.17mi	1/1.0	515 (-2%)	24mo	$67,900	$132	68
1459 N Nettleton Ave	0.31mi	1/1.0	588 (+11%)	12mo	$89,900	$153	56
2136 W Central St	0.54mi	2/1.0 (+1)	550 (+4%)	11mo	$38,000	$69	54

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-1,655
• Equity at exit: $11,928

10-year hold

• IRR: 9.5%
• Equity multiple: 1.78×
• Total profit: $17,575
• Equity at exit: $6,917

Cash invested: $22,400 (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: 520
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $817 high
• Mortgage (P&I): −$420
• Tax from tax record: −$38 /mo · $462/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $154

Break-even live

Break-even rent $622

Max offer price $80,000

Occupancy floor 76%

Sensitivity live

Price	-10% $199	-5% $177	+0% $154	+5% $131	+10% $109
Rent	-10% $89	-5% $122	+0% $154	+5% $186	+10% $219
Rate	-1.0pp $194	-0.5pp $174	base $154	+0.5pp $133	+1.0pp $112

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
916 N Kansas Expy Springfield, MO	1.0	1.0	573	$595	$1.04	45d	1	0.18mi
1126 W Hamilton St Springfield, MO	2.0	1.0	648	$895	$1.38	25d	1	0.35mi
522 N Park Ave Springfield, MO	1.0	1.0	608	$950	$1.56	45d	1	0.70mi
813 W Poplar St Unit 813 Springfield, MO	2.0	1.0	560	$795	$1.42	15d	1	0.73mi
2712 W Nichols St Springfield, MO	2.0	1.0	619	$795	$1.28	45d	1	1.03mi
1911 W Elm St Springfield, MO	2.0	1.0	580	$875	$1.51	45d	1	1.03mi
733 W College St Springfield, MO	1.0	1.0	700	$750	$1.07	15d	1	1.08mi
302 W Commercial St Unit 206F Springfield, MO	—	1.0	615	$850	$1.38	45d	1	1.20mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,150	$0.85	15d	4	1.20mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,150	$0.85	25d	5	1.20mi
2115 N Grace Ave Springfield, MO	2.0	1.0	650	$850	$1.31	45d	1	1.25mi
2711 W Olive St Springfield, MO	1.0	1.0	621	$750	$1.21	25d	1	1.29mi
305 S Campbell Ave Unit 208 Springfield, MO	1.0	1.0	649	$975	$1.50	15d	1	1.31mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$969	$0.89	15d	8	1.32mi
1623 N Jefferson Ave Unit B Springfield, MO	1.0	1.0	750	$950	$1.27	45d	1	1.34mi
209 W McDaniel St Unit 209-207 Springfield, MO	1.0	1.0	700	$950	$1.36	45d	1	1.38mi
520 S Scenic Ave Unit 101-A Springfield, MO	1.0	1.0	550	$650	$1.18	45d	1	1.44mi

Listing history 22 events

1. 2026-06-22
   days on market $80,000 Active 38 DOM
2. 2026-06-18
   days on market $80,000 Active 35 DOM
3. 2026-06-17
   days on market $80,000 Active 34 DOM
4. 2026-06-16
   days on market $80,000 Active 33 DOM
5. 2026-06-15
   days on market $80,000 Active 32 DOM
6. 2026-06-14
   days on market $80,000 Active 30 DOM
7. 2026-06-10
   days on market $80,000 Active 27 DOM
8. 2026-06-09
   days on market $80,000 Active 26 DOM
9. 2026-06-08
   days on market $80,000 Active 25 DOM
10. 2026-06-07
    days on market $80,000 Active 24 DOM
11. 2026-06-03
    days on market $80,000 Active 20 DOM
12. 2026-06-02
    days on market $80,000 Active 19 DOM
13. 2026-06-01
    days on market $80,000 Active 18 DOM
14. 2026-05-31
    days on market $80,000 Active 17 DOM
15. 2026-05-30
    days on market $80,000 Active 16 DOM
16. 2026-05-14
    listed $80,000 Active 302-char remark
17. 2023-09-25
    historical $625
18. 2023-09-16
    listed $625
19. 2022-07-24
    price $595
20. 2019-07-25
    soldstatus $565,000
21. 2016-02-12
    listed $60,727
22. 2003-08-11
    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: $462 · $38/mo
• Projected year-2 tax: $776 · $65/mo
• Expected delta: +$314/yr (+$26/mo · 68.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $9,803
• − Mortgage interest: −$4,481
• − Property taxes: −$462
• − Insurance: −$400
• − Repairs & maintenance: −$784
• − Management: −$784
• − Depreciation: −$2,327
• Taxable income: $564
• Est. tax owed @ 24.0%: −$135
• After-tax cash flow: $1,713/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

+31.7% since first listed

9 events — show timeline

• 2026-06-08 Rental Removed $695 APPFOLIO
• 2026-05-28 Listed for Rent $695 APPFOLIO
• 2026-05-14 Listed $80,000 SOMO
• 2023-09-25 Rental Removed $625 APPFOLIO
• 2023-09-16 Listed for Rent $625 APPFOLIO
• 2022-07-24 Price Changed $595 APPFOLIO
• 2019-07-25 Sold (Public Records) $565,000 Public Records
• 2016-02-12 Listed $60,727 SOMO
• 2003-08-11 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $462 · +64.8% YoY. Source: county tax records.