936 W Brower St · Springfield, MO 65802

$120,000

3 bd · 1.0 ba · 980 sqft · SingleFamily public records · 35 Days on market

Built 1901 5,663 sqft lot $122/sqft · 19% below area Est $148k · 19% under

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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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.6/10.0
• 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

Investor opportunity with tenant already in place in Springfield's Midtown area. This 2 bed, 1 bath home offers immediate rental income potential with convenient access to downtown, local restaurants, shopping, and entertainment. Functional layout with long-term upside for investors looking to grow their portfolio. Sold as-is.

Key facts

• Long-term upside
• Convenient access
• Functional layout

Tags

• IMMEDIATE RENTAL INCOME
• CONVENIENT ACCESS
• FUNCTIONAL LAYOUT
• LONG-TERM UPSIDE

Property features AI

Finance

• Other: Square footage reported as 980
• Financial info: Annual tax information available
• HOA & community: HOA or community details not provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One story
• Construction: Construction details not provided
• Exterior features: Lot approximately 0.13 acres

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (type listed as Other); No central cooling
• Interior features: One-level living
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/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 $115k (4.3% below list).
• Recommended offer: $115k (4.3% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $830 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 35 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1901 — 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 $114,896 (4.3% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1901 — 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: 0.96% ✗
• Cap rate: 8.09%
• Cash-on-cash: 6.40%
• DSCR: 1.28
• GRM: 8.7

CMA / ARV

• ARV (median comp): $147,601
• List price: $120,000
• Delta: -18.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 W Central St	0.09mi	2/1.0 (-1)	1,008 (+3%)	2mo	$144,900	$144	85
918 N Nettleton Ave	0.46mi	2/1.0 (-1)	971 (-1%)	1mo	$105,000	$108	72
920 N Broadway Ave	0.11mi	3/1.0	1,124 (+15%)	2mo	$149,777	$133	69
531 W Webster St	0.50mi	3/2.0	1,020 (+4%)	2mo	$169,000	$166	64
1520 W Lynn St	0.72mi	3/1.0	1,006 (+3%)	1mo	$130,000	$129	61
636 W Scott St	0.36mi	2/1.0 (-1)	1,077 (+10%)	2mo	$139,900	$130	60
826 N Concord Ave	0.29mi	3/2.0	1,114 (+14%)	3mo	$165,000	$148	57
832 West Calhoun St	0.40mi	3/2.0	1,100 (+12%)	1mo	$99,900	$91	56
1512 N Missouri Ave N	0.72mi	3/2.0	1,008 (+3%)	4mo	$158,000	$157	55
543 W Lynn St	0.64mi	2/2.0 (-1)	1,006 (+3%)	5mo	$144,900	$144	53
719 N Nettleton Ave	0.47mi	3/1.0	1,116 (+14%)	3mo	$104,900	$94	52
1701 W Webster St	0.72mi	3/2.0	1,088 (+11%)	3mo	$189,999	$175	42

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: -4.6%
• Equity multiple: 0.82×
• Total profit: $-5,932
• Equity at exit: $17,892

10-year hold

• IRR: 6.8%
• Equity multiple: 1.55×
• Total profit: $18,475
• Equity at exit: $10,375

Cash invested: $33,600 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,149 high
• Mortgage (P&I): −$629
• Tax from tax record: −$49 /mo · $590/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $179

Break-even live

Break-even rent $922

Max offer price $120,000

Occupancy floor 79%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
813 W Poplar St Unit 813 Springfield, MO	2.0	1.0	560	$795	$1.42	13d	1	0.09mi
815 N Grant Ave Unit A Springfield, MO	2.0	1.0	801	$625	$0.78	43d	1	0.18mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	23d	1	0.25mi
1126 W Hamilton St Springfield, MO	2.0	1.0	648	$895	$1.38	23d	1	0.52mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,383	$1.02	23d	5	0.57mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,383	$1.02	13d	4	0.57mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	23d	1	0.58mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,862	$1.29	23d	5	0.63mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,862	$1.29	21d	5	0.63mi
535 W Walnut St Springfield, MO	2.0	2.0	1096	$1,495	$1.36	43d	1	0.65mi
865 S Douglas Ave Springfield, MO	2.0	2.0	850	$895	$1.05	13d	4	0.67mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	13d	8	0.67mi
1200 W Walnut St Springfield, MO	2.0	2.0	1000	$995	$0.99	13d	3	0.69mi
513 S Broadway Ave Springfield, MO	2.0	1.0	800	$855	$1.07	43d	1	0.74mi
603 W Division St Springfield, MO	2.0	1.0	816	$995	$1.22	13d	1	0.77mi
430 W Pershing St Springfield, MO	2.0	2.0	765	$1,195	$1.56	13d	1	0.78mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	13d	1	0.86mi
309 S Jefferson Ave Unit 211 Springfield, MO	2.0	2.0	762	$767	$1.01	43d	1	0.87mi
930 W Harrison St Springfield, MO	3.0	2.0	1046	$1,150	$1.10	13d	1	0.89mi
627 S Fort Ave Springfield, MO	2.0	1.0	880	$895	$1.02	23d	1	0.93mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	43d	1	1.00mi
1036 W Monroe Ter Springfield, MO	2.0	1.0	812	$795	$0.98	23d	1	1.04mi
1409 N Washington Ave Springfield, MO	2.0	1.0	839	$1,405	$1.67	13d	2	1.05mi
1911 W Elm St Springfield, MO	2.0	1.0	580	$875	$1.51	43d	1	1.07mi
707 South Ave Unit 5 Springfield, MO	4.0	2.0	1100	$1,275	$1.16	43d	1	1.08mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	21d	1	1.09mi
847 S Grant Ave Springfield, MO	2.0	1.0	1080	$815	$0.75	43d	1	1.17mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	43d	1	1.27mi
740 N West Ave Springfield, MO	3.0	1.0	900	$995	$1.11	23d	1	1.29mi
716 E Locust St Unit A Springfield, MO	2.0	1.0	915	$850	$0.93	23d	1	1.29mi
627 Bear Blvd Springfield, MO	2.0	2.0	943	$1,400	$1.48	43d	2	1.32mi
505 W Grand St Springfield, MO	1.0–2.0	1.0–2.0	996	$1,395	$1.40	13d	1	1.32mi
901 South Ave Springfield, MO	2.0–3.0	1.0–2.0	695	$1,125	$1.62	43d	1	1.32mi
741 N West Ave Springfield, MO	2.0	1.0	912	$950	$1.04	43d	1	1.33mi
433 W Grand St Unit C Springfield, MO	2.0	1.0	1023	$1,295	$1.27	43d	1	1.33mi
926 E Walnut St Unit 11 Springfield, MO	2.0	2.0	990	$1,075	$1.09	43d	1	1.33mi
937 E Elm St Unit 07 Springfield, MO	2.0	1.0	893	$1,025	$1.15	43d	1	1.37mi
1306 N Frisco Ave Apt A Springfield, MO	2.0	1.5–2.0	970	$995	$1.03	13d	19	1.38mi
2120 N Johnston Ave Springfield, MO	2.0	1.0	880	$925	$1.05	43d	1	1.39mi
1044 S Main Ave Springfield, MO	2.0	1.0	1089	$1,050	$0.96	43d	1	1.42mi

Listing history 18 events

1. 2026-06-18
   days on market $120,000 Active 35 DOM
2. 2026-06-17
   days on market $120,000 Active 34 DOM
3. 2026-06-16
   days on market $120,000 Active 33 DOM
4. 2026-06-15
   days on market $120,000 Active 32 DOM
5. 2026-06-14
   days on market $120,000 Active 30 DOM
6. 2026-06-10
   days on market $120,000 Active 27 DOM
7. 2026-06-09
   days on market $120,000 Active 26 DOM
8. 2026-06-08
   days on market $120,000 Active 25 DOM
9. 2026-06-07
   days on market $120,000 Active 24 DOM
10. 2026-06-03
    days on market $120,000 Active 20 DOM
11. 2026-06-02
    days on market $120,000 Active 19 DOM
12. 2026-06-01
    days on market $120,000 Active 18 DOM
13. 2026-05-31
    days on market $120,000 Active 17 DOM
14. 2026-05-30
    days on market $120,000 Active 16 DOM
15. 2026-05-14
    listed $120,000 Active 328-char remark
16. 2017-07-11
    listed $59,900
17. 2015-06-30
    soldstatus $1,151,146
18. 2014-03-22
    listed $65,000

ⓘ 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: $590 · $49/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$574/yr (+$48/mo · 97.3%)

ⓘ 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: $13,788
• − Mortgage interest: −$6,722
• − Property taxes: −$590
• − Insurance: −$600
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$3,491
• Taxable income: $179
• Est. tax owed @ 24.0%: −$43
• After-tax cash flow: $2,108/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

+84.6% since first listed

4 events — show timeline

• 2026-05-14 Listed $120,000 SOMO
• 2017-07-11 Listed $59,900 SOMO
• 2015-06-30 Sold (Public Records) $1,151,146 Public Records
• 2014-03-22 Listed $65,000 SOMO

Property tax history

+3.7%/yr

Latest (2025): $590 · +19.8% YoY. Source: county tax records.