1711 N Oak Grove Ave · Springfield, MO 65803

$119,900

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 60 Days on market

Built 1948 9,017 sqft lot $139/sqft · 12% below area Est $161k · 25% under ↓ 7% since listing

---

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 +15.5/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• 1% rule +3.4/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor and opportunity seekers -- take note! Located in a sought-after NE Springfield neighborhood, this 2-bedroom, 1-bath home offers strong upside for rental income, a smart flip, or an affordable first home with room to build equity. Property features a fireplace, fenced yard, detached workshop/ storage, covered parking, and extra enclosed porch space with a layout ready for value-adding updates. With limited inventory and strong buyer demand in this price range, this wont last long. Homes with this level of potential and location move fast -- schedule your showing immediately and submit your strongest offer. TENANT OCCUPIED UNTIL MAY 26th 2026. Current showings available by appointment only between 8am-9am with tenant approval until vacancy with 48 hours notice

Key facts

• Covered parking
• Fenced yard
• Detached workshop

Tags

• FENCED YARD
• DETACHED WORKSHOP
• COVERED PARKING
• ENCLOSED PORCH SPACE

🏷️ Possibly a rental listed for sale. The $119,900 price doesn't fit this home's estimated sale value (~$160,764) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $48 ($575/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 $101k (16.0% below list).
• Recommended offer: $101k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.
• Market conditions: Rents rising fast (+4.2%/yr); 394 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 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.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $100,690 (16.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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: 0.84% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 9.9

CMA / ARV

• ARV (median comp): $160,764
• List price: $119,900
• Delta: -25.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2351 E Pacific St	0.21mi	2/1.0	868 (+0%)	10mo	$55,000	$63	81
1905 N Burton Ave	0.27mi	2/1.0	848 (-2%)	8mo	$134,900	$159	78
1605 N Oak Grove Ave	0.12mi	2/1.0	912 (+6%)	15mo	$139,000	$152	72
1667 N Hayes Ave	0.26mi	2/1.0	912 (+6%)	10mo	$129,900	$142	70
2645 E Division St	0.21mi	2/1.0	768 (-11%)	11mo	$99,000	$129	63
1835 N Burton Ave	0.25mi	2/1.0	960 (+11%)	15mo	$137,999	$144	58
2650 E Locust St	0.20mi	3/1.0 (+1)	939 (+9%)	16mo	$146,500	$156	58
2653 E Division St	0.23mi	2/1.0	986 (+14%)	14mo	$124,000	$126	55

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 · 4.24% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-15,139
• Equity at exit: $17,877

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-4,041
• Equity at exit: $10,367

Cash invested: $33,572 (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 65803

• Home prices YoY: -29.8%
• Rents YoY: 4.2%
• Active inventory: 394
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,007 high
• Mortgage (P&I): −$629
• Tax from tax record: −$69 /mo · $826/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $48

Break-even live

Break-even rent $946

Max offer price $119,900

Occupancy floor 90%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1825 N Oak Grove Ave Springfield, MO	3.0	1.0	852	$995	$1.17	43d	1	0.14mi
1710 E Commercial St Unit B Springfield, MO	2.0	1.0	950	$775	$0.82	43d	1	1.04mi
504 N Patterson Ave Apt C Springfield, MO	2.0	1.0	760	$725	$0.95	43d	1	1.16mi
2650 N Barnes Ave Apt C22 Springfield, MO	2.0	2.0	1100	$1,000	$0.91	43d	1	1.21mi
1501 E Blaine St Springfield, MO	2.0	1.0	958	$695	$0.73	23d	1	1.32mi
1529 N Weller Ave Springfield, MO	2.0	1.0	870	$995	$1.14	23d	1	1.36mi
2337 N Delaware Ave Springfield, MO	2.0	1.0	876	$1,195	$1.36	43d	1	1.46mi

Listing history 13 events

1. 2026-06-07
   statusdays on market $119,900 Pending 60 DOM
2. 2026-06-03
   days on market $119,900 Active 59 DOM
3. 2026-06-02
   days on market $119,900 Active 58 DOM
4. 2026-06-01
   days on market $119,900 Active 57 DOM
5. 2026-05-31
   days on market $119,900 Active 56 DOM
6. 2026-05-30
   days on market $119,900 Active 55 DOM
7. 2026-05-18
   status Active 777-char remark

   Show marketing remark (777 chars)

   Investor and opportunity seekers -- take note! Located in a sought-after NE Springfield neighborhood, this 2-bedroom, 1-bath home offers strong upside for rental income, a smart flip, or an affordable first home with room to build equity. Property features a fireplace, fenced yard, detached workshop/ storage, covered parking, and extra enclosed porch space with a layout ready for value-adding updates. With limited inventory and strong buyer demand in this price range, this wont last long. Homes with this level of potential and location move fast -- schedule your showing immediately and submit your strongest offer. TENANT OCCUPIED UNTIL MAY 26th 2026. Current showings available by appointment only between 8am-9am with tenant approval until vacancy with 48 hours notice

8. 2026-04-15
   price $119,900 777-char remark

   Show marketing remark (777 chars)

   Investor and opportunity seekers -- take note! Located in a sought-after NE Springfield neighborhood, this 2-bedroom, 1-bath home offers strong upside for rental income, a smart flip, or an affordable first home with room to build equity. Property features a fireplace, fenced yard, detached workshop/ storage, covered parking, and extra enclosed porch space with a layout ready for value-adding updates. With limited inventory and strong buyer demand in this price range, this wont last long. Homes with this level of potential and location move fast -- schedule your showing immediately and submit your strongest offer. TENANT OCCUPIED UNTIL MAY 26th 2026. Current showings available by appointment only between 8am-9am with tenant approval until vacancy with 48 hours notice

9. 2026-04-03
   listed $129,000 Active 777-char remark

   Show marketing remark (777 chars)

   Investor and opportunity seekers -- take note! Located in a sought-after NE Springfield neighborhood, this 2-bedroom, 1-bath home offers strong upside for rental income, a smart flip, or an affordable first home with room to build equity. Property features a fireplace, fenced yard, detached workshop/ storage, covered parking, and extra enclosed porch space with a layout ready for value-adding updates. With limited inventory and strong buyer demand in this price range, this wont last long. Homes with this level of potential and location move fast -- schedule your showing immediately and submit your strongest offer. TENANT OCCUPIED UNTIL MAY 26th 2026. Current showings available by appointment only between 8am-9am with tenant approval until vacancy with 48 hours notice

10. 2011-09-29
    soldstatus
11. 2008-01-09
    soldstatus
12. 2003-10-28
    soldstatus
13. 2003-05-23
    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: $826 · $69/mo
• Projected year-2 tax: $1,163 · $97/mo
• Expected delta: +$338/yr (+$28/mo · 40.9%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,083
• − Mortgage interest: −$6,716
• − Property taxes: −$826
• − Insurance: −$600
• − Repairs & maintenance: −$967
• − Management: −$967
• − Depreciation: −$3,488
• Taxable loss: −$1,480
• Est. tax savings @ 24.0%: +$355
• After-tax cash flow: $930/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): 42,882
• Household income: $50,572
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1305.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 9% Hispanic / Latino 6% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Italian 2% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -87.08%
• Current HPI: 205.0439
• Rent YoY: ▲ 4.24%
• 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

-7.1% since first listed

7 events — show timeline

• 2026-05-18 Relisted — SOMO
• 2026-04-15 Price Changed $119,900 SOMO
• 2026-04-03 Listed $129,000 SOMO
• 2011-09-29 Sold (Public Records) — Public Records
• 2008-01-09 Sold (Public Records) — Public Records
• 2003-10-28 Sold (Public Records) — Public Records
• 2003-05-23 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $826 · +20.7% YoY. Source: county tax records.