1339 N Concord Ave · Springfield, MO 65802

$59,000

1 bd · 1.0 ba · 612 sqft · SingleFamily public records · 20 Days on market

Built 1900 5,663 sqft lot Est $103k · 43% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• 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

Sold as-is. Features include a 2-year-old A/C system, a roof replaced approximately 7 years ago, a newer sewer line installed 5-6 years ago, and an electric water heater updated 4-5 years ago. The garage was once converted for use as a 1-bedroom space with water and electric.

Key facts

• Converted garage
• Roof replaced
• Newer sewer line

Tags

• ROOF REPLACED
• NEWER SEWER LINE
• ELECTRIC WATER HEATER
• CONVERTED GARAGE

Property features AI

Exterior

• Parking: Driveway; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Asphalt roof; Permanent foundation; Built as residential single-family
• Exterior features: Patio; Chain-link fencing; Shed(s) / outbuilding; Few trees on lot; Public-maintained city street with asphalt surface

Interior

• Kitchen: Electric oven; Free‑standing electric oven; Dishwasher; Microwave
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central heating; Central air conditioning
• Interior features: Rain gutters; No fireplace
• Laundry & utility: Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($870 rent vs $59k).
• Recommended offer: $58k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.8% 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.
• 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $408 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 $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $58,115 (1.5% 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. 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.
5. 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.
6. 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: 1.47% ✓
• Cap rate: 12.84%
• Cash-on-cash: 23.40%
• DSCR: 2.04
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $102,816
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
920 W Brower St	0.54mi	2/1.0 (+1)	624 (+2%)	1mo	$134,900	$216	66
1308 N Franklin Ave	0.41mi	2/1.0 (+1)	656 (+7%)	10mo	$110,000	$168	56
1459 N Nettleton Ave	0.73mi	1/1.0	588 (-4%)	12mo	$89,900	$153	49
920 W Central St	0.49mi	2/1.0 (+1)	700 (+14%)	13mo	$89,000	$127	37
1900 N Robberson Ave	0.74mi	2/1.0 (+1)	652 (+6%)	15mo	$120,000	$184	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: 18.4%
• Equity multiple: 1.76×
• Total profit: $12,561
• Equity at exit: $8,797

10-year hold

• IRR: 27.9%
• Equity multiple: 3.68×
• Total profit: $44,206
• Equity at exit: $5,101

Cash invested: $16,520 (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: 5.7×

Monthly cashflow live

• Estimated rent: $870 high
• Mortgage (P&I): −$309
• Tax from tax record: −$31 /mo · $374/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $322

Break-even live

Break-even rent $462

Max offer price $59,000

Occupancy floor 58%

Sensitivity live

Price	-10% $355	-5% $339	+0% $322	+5% $305	+10% $289
Rent	-10% $253	-5% $288	+0% $322	+5% $356	+10% $391
Rate	-1.0pp $352	-0.5pp $337	base $322	+0.5pp $307	+1.0pp $291

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1126 W Hamilton St Springfield, MO	2.0	1.0	648	$895	$1.38	24d	1	0.44mi
813 W Poplar St Unit 813 Springfield, MO	2.0	1.0	560	$795	$1.42	14d	1	0.51mi
302 W Commercial St Unit 206F Springfield, MO	—	1.0	615	$850	$1.38	44d	1	0.52mi
1623 N Jefferson Ave Unit B Springfield, MO	1.0	1.0	750	$950	$1.27	44d	1	0.59mi
916 N Kansas Expy Springfield, MO	1.0	1.0	573	$595	$1.04	44d	1	0.82mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,150	$0.85	24d	5	0.94mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,150	$0.85	14d	4	0.94mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$969	$0.89	14d	8	0.98mi
733 W College St Springfield, MO	1.0	1.0	700	$750	$1.07	14d	1	1.00mi
407 E Dale St Apt B Springfield, MO	2.0	1.0	720	$795	$1.10	14d	1	1.00mi
934 E Webster St Springfield, MO	—	1.0	350	$818	$2.34	14d	6	1.02mi
940 E Webster St Springfield, MO	—	1.0	350	$735	$2.10	44d	1	1.03mi
305 S Campbell Ave Unit 208 Springfield, MO	1.0	1.0	649	$975	$1.50	14d	1	1.05mi
209 W McDaniel St Unit 209-207 Springfield, MO	1.0	1.0	700	$950	$1.36	44d	1	1.06mi
511 E Cherry St Unit 8 Springfield, MO	1.0	1.0	500	$775	$1.55	14d	1	1.40mi
511 E Cherry St Unit 2 Springfield, MO	1.0	1.0	700	$850	$1.21	44d	1	1.40mi
522 N Park Ave Springfield, MO	1.0	1.0	608	$950	$1.56	44d	1	1.42mi
301 W State St Unit D Springfield, MO	1.0	1.0	570	$875	$1.54	24d	1	1.43mi
435 E Harrison St Unit 50302 Springfield, MO	—	1.0	400	$895	$2.24	24d	1	1.46mi
435 E Harrison St Unit 435108 Springfield, MO	—	1.0	400	$700	$1.75	14d	1	1.46mi
435 E Harrison St Unit 435203 Springfield, MO	—	1.0	400	$895	$2.24	14d	1	1.47mi
1015 E Walnut St Unit 1019-04 Springfield, MO	1.0	1.0	500	$849	$1.70	44d	1	1.50mi

Listing history 15 events

1. 2026-06-18
   days on market $59,000 Active 20 DOM
2. 2026-06-17
   days on market $59,000 Active 19 DOM
3. 2026-06-16
   days on market $59,000 Active 18 DOM
4. 2026-06-15
   days on market $59,000 Active 17 DOM
5. 2026-06-14
   days on market $59,000 Active 15 DOM
6. 2026-06-10
   days on market $59,000 Active 12 DOM
7. 2026-06-09
   days on market $59,000 Active 11 DOM
8. 2026-06-08
   days on market $59,000 Active 10 DOM
9. 2026-06-07
   days on market $59,000 Active 9 DOM
10. 2026-06-03
    days on market $59,000 Active 5 DOM
11. 2026-06-02
    days on market $59,000 Active 4 DOM
12. 2026-06-01
    days on market $59,000 Active 3 DOM
13. 2026-05-31
    days on market $59,000 Active 2 DOM
14. 2026-05-30
    remarks 276-char remark
15. 2026-05-30
    listed $59,000 Active 1 DOM

ⓘ 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: $374 · $31/mo
• Projected year-2 tax: $572 · $48/mo
• Expected delta: +$198/yr (+$17/mo · 53.0%)

ⓘ 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 · 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: $10,439
• − Mortgage interest: −$3,305
• − Property taxes: −$374
• − Insurance: −$295
• − Repairs & maintenance: −$835
• − Management: −$835
• − Depreciation: −$1,716
• Taxable income: $3,078
• Est. tax owed @ 24.0%: −$739
• After-tax cash flow: $3,126/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

1 event — show timeline

• 2026-05-29 Listed $59,000 SOMO

Property tax history

+3.9%/yr

Latest (2025): $374 · +35.9% YoY. Source: county tax records.