1447 N Broadway Ave · Springfield, MO 65802

$150,000

4 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 100 Days on market

Built 1915 8,276 sqft lot $89/sqft · 8% below area Est $162k · 8% under

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Why this score? — see what drove the B- 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 +26.4/30.0
• ARV discount +10.9/15.0
• DSCR +9.0/10.0
• 1% rule +6.1/10.0
• 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 MLS

Two-story home located on a corner lot offering plenty of space and potential! The location is ideal, just minutes from Drury University, OTC, Commercial Street, and Grant Avenue Parkway, offering convenient access to dining, shopping, and local attractions. The main level features a spacious living area, a connecting dining room, and a large kitchen with wood cabinets. You'll also find two bedrooms and one bathroom with a classic clawfoot tub on the main floor. Upstairs offers four additional bedrooms and a second bathroom, providing plenty of room for family, guests, or a home office. The unfinished basement includes an incomplete bathroom and offers extra storage or the opportunity to finish to your needs. Outside, the property features a spacious detached two-car garage and sidewalks surrounding the lot. With a little TLC, this home could truly shine!

Key facts

• Spacious living area
• Access to shopping
• Corner lot

Tags

• CORNER LOT
• MINUTES FROM DRURY UNIVERSITY
• ACCESS TO DINING
• ACCESS TO SHOPPING
• ACCESS TO LOCAL ATTRACTIONS
• SPACIOUS LIVING AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 (+4.8%/yr); 512 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 36% of the median local income ($55k/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 $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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $19k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,500 (9.0% 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 9% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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. 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.
7. 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.
8. 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: 1.11% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.13%
• DSCR: 1.50
• GRM: 7.5

CMA / ARV

• ARV (median comp): $162,222
• List price: $150,000
• Delta: -7.53%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1149 W Hovey St	0.16mi	4/2.0	1,608 (-4%)	3mo	$219,900	$137	83
723 W Webster St	0.34mi	3/1.0 (-1)	1,751 (+4%)	2mo	$160,000	$91	66
2043 N Franklin Ave	0.66mi	4/1.5	1,656 (-1%)	5mo	$165,000	$100	61
1896 N Douglas Ave	0.53mi	4/2.0	1,825 (+9%)	1mo	$209,000	$115	60
1871 N Douglas Ave	0.47mi	3/2.0 (-1)	1,738 (+4%)	11mo	$219,500	$126	58
512 W Nichols St	0.63mi	4/3.0	1,700 (+1%)	11mo	$175,000	$103	55
1885 N Lyon Ave	0.62mi	3/2.0 (-1)	1,791 (+7%)	9mo	$115,000	$64	48
632 W Nichols St	0.55mi	4/2.0	1,920 (+14%)	6mo	$209,900	$109	46
1912 N Douglas Ave	0.56mi	4/1.5	1,844 (+10%)	14mo	$214,900	$117	44
637 W Scott St	0.46mi	3/2.5 (-1)	1,508 (-10%)	15mo	$189,900	$126	42
1324 W Brower St	0.68mi	3/2.0 (-1)	1,865 (+11%)	7mo	$209,999	$113	39
1510 N Robberson Ave	0.71mi	3/2.5 (-1)	1,904 (+13%)	1mo	$215,000	$113	37

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: 2.2%
• Equity multiple: 1.09×
• Total profit: $3,588
• Equity at exit: $22,365

10-year hold

• IRR: 13.3%
• Equity multiple: 2.15×
• Total profit: $48,191
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,671 high
• Mortgage (P&I): −$787
• Tax from tax record: −$82 /mo · $979/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $390

Break-even live

Break-even rent $1,178

Max offer price $150,000

Occupancy floor 72%

Sensitivity live

Price	-10% $475	-5% $432	+0% $390	+5% $347	+10% $305
Rent	-10% $258	-5% $324	+0% $390	+5% $456	+10% $522
Rate	-1.0pp $465	-0.5pp $428	base $390	+0.5pp $351	+1.0pp $311

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
718 W Nichols St Springfield, MO	5.0	2.0	1320	$1,395	$1.06	44d	1	0.48mi
501 W Central St Springfield, MO	4.0	2.0	2000	$2,200	$1.10	24d	1	0.67mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	44d	1	0.71mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,500	$1.11	14d	4	1.14mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,500	$1.11	24d	5	1.14mi
520 W Olive St Springfield, MO	3.0	2.0	1445	$1,538	$1.06	14d	5	1.15mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$2,300	$1.59	21d	5	1.22mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$2,300	$1.59	24d	5	1.22mi
710 W Walnut St Springfield, MO	3.0	2.0	1350	$1,695	$1.26	44d	1	1.26mi
1439 N Texas Ave Springfield, MO	4.0	2.0	1608	$1,195	$0.74	44d	1	1.28mi
1442 N Texas Ave Springfield, MO	3.0	2.0	1626	$1,400	$0.86	44d	1	1.31mi
1127 W Talmage St Springfield, MO	3.0	2.0	1160	$1,650	$1.42	44d	1	1.37mi

Listing history 22 events

1. 2026-06-18
   days on market $150,000 Active 100 DOM
2. 2026-06-17
   days on market $150,000 Active 99 DOM
3. 2026-06-16
   days on market $150,000 Active 98 DOM
4. 2026-06-15
   pricedays on market $150,000 Active 97 DOM
5. 2026-06-14
   days on market $169,000 Active 95 DOM
6. 2026-06-10
   days on market $169,000 Active 92 DOM
7. 2026-06-09
   days on market $169,000 Active 91 DOM
8. 2026-06-08
   days on market $169,000 Active 90 DOM
9. 2026-06-07
   days on market $169,000 Active 89 DOM
10. 2026-06-03
    days on market $169,000 Active 85 DOM
11. 2026-06-02
    days on market $169,000 Active 84 DOM
12. 2026-06-01
    days on market $169,000 Active 83 DOM
13. 2026-05-31
    days on market $169,000 Active 82 DOM
14. 2026-05-30
    days on market $169,000 Active 81 DOM
15. 2026-03-10
    listed $169,000 Active 867-char remark

    Show marketing remark (1058 chars)

    Exceptional investment package featuring six properties located near the vibrant and historic Commercial Street Historic District. This portfolio includes five two-story homes and one one-story home that also offers a separate commercial building, creating a unique mix of residential and commercial income potential in a high-demand area. Homes range from 3 to 6 bedrooms, providing flexibility for a variety of rental strategies. Two properties include detached garages, adding additional value for tenants. Five of the six homes are currently operating as month-to-month rentals, offering immediate income with the option to adjust rents or occupancy as desired. One home will require some TLC before being move-in ready, presenting an opportunity for value-add improvements. Whether you're expanding a rental portfolio or seeking a multi-property investment near one of Springfield's most historic districts, this package offers strong potential and location appeal. Properties may also be purchased separately; see individual child listings for details.

16. 2026-03-10
    listed $1,116,550 Active 1058-char remark

    Show marketing remark (1058 chars)

    Exceptional investment package featuring six properties located near the vibrant and historic Commercial Street Historic District. This portfolio includes five two-story homes and one one-story home that also offers a separate commercial building, creating a unique mix of residential and commercial income potential in a high-demand area. Homes range from 3 to 6 bedrooms, providing flexibility for a variety of rental strategies. Two properties include detached garages, adding additional value for tenants. Five of the six homes are currently operating as month-to-month rentals, offering immediate income with the option to adjust rents or occupancy as desired. One home will require some TLC before being move-in ready, presenting an opportunity for value-add improvements. Whether you're expanding a rental portfolio or seeking a multi-property investment near one of Springfield's most historic districts, this package offers strong potential and location appeal. Properties may also be purchased separately; see individual child listings for details.

17. 2026-01-12
    listed $165,000 Active
18. 2021-08-19
    soldstatus
19. 2015-10-01
    soldstatus
20. 2015-09-28
    soldstatus
21. 2015-08-26
    listed $94,900
22. 2006-01-06
    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: $979 · $82/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$476/yr (+$40/mo · 48.6%)

ⓘ 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 · 18 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: $20,056
• − Mortgage interest: −$8,402
• − Property taxes: −$979
• − Insurance: −$750
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$4,364
• Taxable income: $2,352
• Est. tax owed @ 24.0%: −$565
• After-tax cash flow: $4,111/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

+78.1% since first listed

8 events — show timeline

• 2026-03-10 Listed $169,000 SOMO
• 2026-03-10 Listed $1,116,550 SOMO
• 2026-01-12 Listed $165,000 SOMO
• 2021-08-19 Sold (Public Records) — Public Records
• 2015-10-01 Sold (Public Records) — Public Records
• 2015-09-28 Sold (MLS) — SOMO
• 2015-08-26 Listed $94,900 SOMO
• 2006-01-06 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $979 · +14.0% YoY. Source: county tax records.