6021 S Roanoke Ave · Springfield, MO 65810

$435,000

4 bd · 3.0 ba · 3,384 sqft · SingleFamily public records · 23 Days on market

Built 1993 0.47 ac lot Est $511k · 15% under

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Why this score? — see what drove the D+ 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).

• ARV discount +14.2/15.0
• Cash flow +14.1/30.0
• DSCR +4.3/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +3.1/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Some folks move mountains, this seller will remove walls! By doing so they created an open-concept living and dining room that is inviting and exciting! Finished with engineered hardwood flooring and black-painted interior doors. The kitchen impresses with repainted cabinets, gold hardware, black granite countertops, under-counter stainless sink and a new backsplash for a clean and modern look that feels intentional throughout. Relax in the living room upstairs with a gas fireplace on main level, or use the gas fireplace in the basement. The primary bath was fully remodeled with comfort in mind with a sleek new soaker tub that keeps things peaceful and low-maintenance. The basement has 12'

Key facts

• Gold hardware
• Repainted cabinets
• New backsplash

Tags

• ENGINEERED HARDWOOD FLOORING
• REPAINTED CABINETS
• GOLD HARDWARE
• BLACK GRANITE COUNTERTOPS
• UNDER-COUNTER STAINLESS SINK
• NEW BACKSPLASH

Property features AI

Finance

• Other: Property located in the Rolling Hills subdivision; Lot is approximately 0.47 acre, sloped with few trees; county road frontage; asphalt and concrete road surfaces

Exterior

• Parking: 2-car garage; Oversized driveway; Garage faces front with garage door opener
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; One level (finished areas both above and below grade); Vinyl siding
• Construction: Composition roof; Brick/mortar foundation; Built with vinyl siding
• Exterior features: Rain gutters; Patio; Deck; Front porch; Fenced yard with privacy wood fencing (full)

Interior

• Kitchen: Electric cooktop; Built-in electric oven; Dishwasher; Disposal; Exhaust fan; Granite countertops
• Bedrooms: Bedrooms with walk-in closets
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating and air; Forced air; Natural gas heating; Exhaust fan; Ceiling fans
• Interior features: Soaking tub; Granite counters; High ceilings; Walk-in closets; Insulated double-pane windows; Gas fireplace in living room and basement; Finished walk-out basement (concrete, full)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $435k.

Deal economics

• At list price, monthly cash flow is $60 ($722/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 $348k (20.1% below list).
• Recommended offer: $348k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Walt Disney Elem. (math 56% / reading 63%, grade B-, #124 of 1,115 statewide, top 13%, 568 students, 27% FRL); Cherokee Middle (math 50% / reading 62%, grade B-, #40 of 391 statewide, top 10%, 758 students, 27% FRL); Kickapoo High (math 39% / reading 66%, grade C-, #89 of 521 statewide, top 17%, 1,881 students, 26% FRL) — zoned schools average 27% FRL vs 46% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 56% at this address vs 39% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Springfield R-XII average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.5%/yr); 253 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,302 units permitted in Greene County in 2024 (250 in 5+ unit buildings).
• This rent runs 44% of the median local income ($95k/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 $3k of loan paydown is wiped out by about $13k 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 23 days — a 2% lower offer ($428k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $347,643 (20.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $510,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5852 S Farm Road 157	0.20mi	4/3.5	3,219 (-5%)	1mo	$485,000	$151	80
989 E Siler Pkwy	0.40mi	4/3.5	3,346 (-1%)	2mo	$718,900	$215	76
6207 S Maryland Ave	0.47mi	4/3.5	3,332 (-2%)	2mo	$795,000	$239	72
5657 S Roanoke Ave	0.44mi	4/3.0	3,509 (+4%)	4mo	$285,000	$81	70
6035 S Clay Ave	0.26mi	4/3.0	3,014 (-11%)	2mo	$650,000	$216	68
6080 S Holland Ave	0.22mi	4/3.5	3,004 (-11%)	1mo	$650,000	$216	68
5532 S Roanoke Ave	0.61mi	4/3.5	3,406 (+1%)	2mo	$350,000	$103	67
840 E Gaslight Dr	0.41mi	5/3.0 (+1)	3,633 (+7%)	1mo	$475,000	$131	63
5901 S Clay Ave	0.26mi	4/3.5	2,950 (-13%)	2mo	$719,000	$244	63
441 E Lakeview Ter	0.40mi	4/3.0	3,037 (-10%)	4mo	$369,000	$122	60
713 E Meadowlark Cir	0.61mi	5/3.0 (+1)	3,349 (-1%)	5mo	$269,900	$81	60
5454 S Roanoke Ave	0.69mi	4/3.0	3,853 (+14%)	2mo	$375,000	$97	43

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 · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.44×
• Total profit: $-68,438
• Equity at exit: $64,860

10-year hold

• IRR: -8.3%
• Equity multiple: 0.49×
• Total profit: $-61,898
• Equity at exit: $37,611

Cash invested: $121,800 (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 65810

• Home prices YoY: -28.8%
• Rents YoY: 2.5%
• Active inventory: 253
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,476 medium
• Mortgage (P&I): −$2,281
• Tax from tax record: −$224 /mo · $2,685/yr
• Insurance: −$181
• HOA: −$0
• Vacancy / Maint / Mgmt: −$730
• Net cashflow: $60

Break-even live

Break-even rent $3,400

Max offer price $435,000

Occupancy floor 93%

Sensitivity live

Price	-10% $306	-5% $183	+0% $60	+5% $-63	+10% $-186
Rent	-10% $-214	-5% $-77	+0% $60	+5% $197	+10% $335
Rate	-1.0pp $279	-0.5pp $171	base $60	+0.5pp $-53	+1.0pp $-167

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: $108,750
• Closing costs: $13,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
840 E Gaslight Dr Springfield, MO	5.0	3.0	3633	$4,000	$1.10	23d	1	0.40mi
5915 S Applewood Springfield, MO	4.0	2.0	2349	$3,495	$1.49	15d	1	1.03mi
5926 S Doubletree Ct Springfield, MO	4.0	2.0	2349	$3,495	$1.49	15d	1	1.12mi

Listing history 16 events

1. 2026-06-22
   days on market $435,000 Active 23 DOM
2. 2026-06-18
   days on market $435,000 Active 20 DOM
3. 2026-06-17
   days on market $435,000 Active 19 DOM
4. 2026-06-16
   days on market $435,000 Active 18 DOM
5. 2026-06-15
   days on market $435,000 Active 17 DOM
6. 2026-06-14
   days on market $435,000 Active 15 DOM
7. 2026-06-10
   days on market $435,000 Active 12 DOM
8. 2026-06-09
   days on market $435,000 Active 11 DOM
9. 2026-06-08
   days on market $435,000 Active 10 DOM
10. 2026-06-07
    days on market $435,000 Active 9 DOM
11. 2026-06-03
    days on market $435,000 Active 5 DOM
12. 2026-06-02
    days on market $435,000 Active 4 DOM
13. 2026-06-01
    days on market $435,000 Active 3 DOM
14. 2026-05-31
    days on market $435,000 Active 2 DOM
15. 2026-05-30
    remarks 699-char remark
16. 2026-05-30
    listed $435,000 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: $2,685 · $224/mo
• Projected year-2 tax: $4,220 · $352/mo
• Expected delta: +$1,534/yr (+$128/mo · 57.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,717
• − Mortgage interest: −$24,367
• − Property taxes: −$2,685
• − Insurance: −$2,175
• − Repairs & maintenance: −$3,337
• − Management: −$3,337
• − Depreciation: −$12,655
• Taxable loss: −$6,839
• Est. tax savings @ 24.0%: +$1,641
• After-tax cash flow: $2,363/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

• County: Greene County · 244,327 people
• City population: 223,044
• Metro: Springfield, MO
• Population (ZIP): 22,137
• Household income: $95,160
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 437.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 3% Asian 3% Black 2%
• Common ancestry: Italian 4% Lithuanian 3% Portuguese 3%
• Foreign-born: 4% · Vietnam, China, Canada
• Languages at home: 95% English-only · Other Indo-European 1% Spanish 1% Chinese 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: ▼ -78.67%
• Current HPI: 194.8736
• Rent YoY: ▲ 2.53%
• 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

2 events — show timeline

• 2026-05-29 Listed $435,000 SOMO
• 2009-07-08 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $2,685 · -0.0% YoY. Source: county tax records.