Side-by-side comparison of Springfield, MO and St. Louis, MO — cap rates, rent, prices, and investment metrics.
Cash flow: Springfield has the edge with an estimated cap rate of 4.41% compared to St. Louis's 4.40%. Neither city passes the 1% rule outright, so deal sourcing and value-add strategies become more important. Median home prices are $185,000 in Springfield vs $205,000 in St. Louis, while rents come in at $1,050/mo and $1,180/mo respectively.
Growth & appreciation: Springfield is growing faster at 0.6% annually vs St. Louis's 0.1%. Springfield leads on home value appreciation at 2.5% per year.
Costs & risk: Property taxes are 1.18% in Springfield vs 1.24% in St. Louis. Vacancy rates of 6.2% and 6.8% are mixed — Springfield has the tighter rental market.
Bottom line: Springfield edges out St. Louis on most key metrics. While cap rates are moderate at 4.41%, Springfield's overall profile is stronger. Use our free calculators to model specific deals in Springfield or St. Louis.