2020 N Ramsey Ave · Springfield, MO 65803

$85,000

3 bd · 2.0 ba · 1,618 sqft · SingleFamily public records · 53 Days on market

Built 1904 Fair condition 6,970 sqft lot $53/sqft · 48% below area Est $163k · 48% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +3.0/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Three bed two bath home with colonial style porch.

Key facts

• 6,970 sq ft lot
• Built 1904
• Listed 53 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 4.5% 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: Robberson Elem. (math 27% / reading 32%, grade F, #813 of 1,115 statewide, top 75%, 166 students, 89% FRL); Reed Middle (math 33% / reading 44%, grade F, #202 of 391 statewide, top 54%, 512 students, 70% FRL); Hillcrest High (math 9% / reading 35%, grade F, #462 of 521 statewide, top 90%, 1,017 students, 64% FRL) — zoned schools average 74% FRL vs 46% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.2%/yr); 506 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• This rent runs 31% of the median local income ($51k/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 $588 of loan paydown is wiped out by about $3k 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 + 4.2% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 1904 — 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.56% ✓
• Cap rate: 13.42%
• Cash-on-cash: 25.45%
• DSCR: 2.13
• GRM: 5.3

CMA / ARV

• ARV (median comp): $162,850
• List price: $85,000
• Delta: -47.80%
• 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
2047 N Ramsey Ave	0.06mi	3/2.0	1,464 (-10%)	2mo	$135,000	$92	80
2055 N Ramsey Ave	0.07mi	3/2.0	1,807 (+12%)	5mo	$210,000	$116	73
916 E Pacific St	0.52mi	4/2.0 (+1)	1,614 (-0%)	1mo	$179,000	$111	69
2224 N Rogers Ave	0.28mi	3/2.0	1,456 (-10%)	4mo	$70,000	$48	67
2217 N National Ave	0.26mi	3/1.0	1,459 (-10%)	4mo	$159,900	$110	64
1123 E Blaine St	0.32mi	3/2.0	1,426 (-12%)	1mo	$169,900	$119	64
2129 N Kentwood Ave	0.57mi	4/2.0 (+1)	1,614 (-0%)	5mo	$235,000	$146	64
1216 E Commercial St	0.26mi	3/2.0	1,389 (-14%)	5mo	$55,000	$40	60
1617 N Fremont Ave	0.47mi	4/2.0 (+1)	1,492 (-8%)	2mo	$110,000	$74	59
1050 E Locust St	0.52mi	3/2.0	1,784 (+10%)	3mo	$185,999	$104	56
2523 N Rogers Ave	0.62mi	3/2.0	1,484 (-8%)	3mo	$215,000	$145	55
1422 N Texas Ave	0.73mi	3/2.0	1,378 (-15%)	1mo	$160,000	$116	40

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: 20.4%
• Equity multiple: 1.84×
• Total profit: $20,039
• Equity at exit: $12,674

10-year hold

• IRR: 29.4%
• Equity multiple: 3.77×
• Total profit: $65,863
• Equity at exit: $7,349

Cash invested: $23,800 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 23 active · 20 under contract
• Months of supply: 3.4 mo (29%/mo absorbed)
• Median asking: $149,500 ($99/sqft)
• Median days on market: 57 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +1.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 65803

• Home prices YoY: -29.8%
• Rents YoY: 4.2%
• Active inventory: 506
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,327 high
• Mortgage (P&I): −$446
• Tax from tax record: −$62 /mo · $747/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $505

Break-even live

Break-even rent $688

Max offer price $85,000

Occupancy floor 57%

Sensitivity live

Price	-10% $553	-5% $529	+0% $505	+5% $481	+10% $457
Rent	-10% $400	-5% $452	+0% $505	+5% $557	+10% $609
Rate	-1.0pp $547	-0.5pp $526	base $505	+0.5pp $483	+1.0pp $460

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: $21,250
• Closing costs: $2,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2153 N National Ave Springfield, MO	3.0	1.0	1163	$1,195	$1.03	62d	1	0.20mi
2221 N Weller Ave Springfield, MO	3.0	2.0	1215	$1,395	$1.15	62d	1	0.42mi
1339 E Division St Springfield, MO	3.0	2.0	1186	$1,350	$1.14	72d	1	0.57mi
1442 N Texas Ave Springfield, MO	3.0	2.0	1626	$1,400	$0.86	92d	1	0.68mi
1439 N Texas Ave Springfield, MO	4.0	2.0	1608	$1,195	$0.74	92d	1	0.70mi
1306 N Frisco Ave Apt A Springfield, MO	2.0	1.5–2.0	970	$995	$1.03	62d	19	0.83mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	92d	1	1.02mi
STE Springfield, MO	3.0	2.0	1477	$1,600	$1.08	62d	2	1.04mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	92d	1	1.08mi
916 N Pickwick Ave Springfield, MO	4.0	3.0	1827	$1,700	$0.93	62d	1	1.15mi
2650 N Barnes Ave Unit A 23 Springfield, MO	3.0	2.0	1200	$1,200	$1.00	92d	1	1.41mi
2650 N Barnes Ave Apt C22 Springfield, MO	2.0	2.0	1100	$1,000	$0.91	92d	1	1.42mi

Property features AI

Finance

• Other: Lot size approximately 0.16 acre

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single family residenceResidential propertyOne story
• Construction: Built area above grade: 1,618Total living area: 1,618
• Exterior features: Public waterPublic sewer

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heatingNo cooling
• Interior features: Has heating

Listing history 31 events

1. 2026-07-06
   days on market $85,000 Active 53 DOM
2. 2026-07-05
   days on market $85,000 Active 52 DOM
3. 2026-07-04
   days on market $85,000 Active 51 DOM
4. 2026-07-03
   days on market $85,000 Active 50 DOM
5. 2026-07-02
   days on market $85,000 Active 49 DOM
6. 2026-07-01
   days on market $85,000 Active 48 DOM
7. 2026-06-30
   days on market $85,000 Active 47 DOM
8. 2026-06-29
   days on market $85,000 Active 46 DOM
9. 2026-06-28
   days on market $85,000 Active 45 DOM
10. 2026-06-28
    days on market $85,000 Active 44 DOM
11. 2026-06-27
    days on market $85,000 Active 43 DOM
12. 2026-06-25
    days on market $85,000 Active 41 DOM
13. 2026-06-23
    days on market $85,000 Active 39 DOM
14. 2026-06-22
    statusdays on market $85,000 Active 38 DOM
15. 2026-06-18
    days on market $85,000 Active Under Contract 35 DOM
16. 2026-06-17
    days on market $85,000 Active Under Contract 34 DOM
17. 2026-06-16
    days on market $85,000 Active Under Contract 33 DOM
18. 2026-06-15
    days on market $85,000 Active Under Contract 32 DOM
19. 2026-06-14
    days on market $85,000 Active Under Contract 30 DOM
20. 2026-06-10
    days on market $85,000 Active Under Contract 27 DOM
21. 2026-06-09
    days on market $85,000 Active Under Contract 26 DOM
22. 2026-06-08
    days on market $85,000 Active Under Contract 25 DOM
23. 2026-06-07
    days on market $85,000 Active Under Contract 24 DOM
24. 2026-06-03
    days on market $85,000 Active Under Contract 20 DOM
25. 2026-06-02
    days on market $85,000 Active Under Contract 19 DOM
26. 2026-06-01
    days on market $85,000 Active Under Contract 18 DOM
27. 2026-05-31
    days on market $85,000 Active Under Contract 17 DOM
28. 2026-05-30
    days on market $85,000 Active Under Contract 16 DOM
29. 2026-05-14
    listed $85,000 Active 50-char remark
30. 2019-04-19
    soldstatus $325,000
31. 2016-01-08
    listed $72,570

ⓘ 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: $747 · $62/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$78/yr (+$6/mo · 10.4%)

ⓘ 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 ≥105°F today · 19 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: $15,920
• − Mortgage interest: −$4,761
• − Property taxes: −$747
• − Insurance: −$425
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$2,473
• Taxable income: $4,967
• Est. tax owed @ 24.0%: −$1,192
• After-tax cash flow: $4,864/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.

Condition & rehab AI · 5 photos

Fair 45/100 Moderate rehab Est. rehab $40,450–$72,810 screening

The home requires moderate repairs and maintenance, including exterior painting and landscaping, to improve its condition and value.

Deferred maintenance Est. $40,000–$120,000 screening

• Major Roof (roof) — The roof appears to be in poor condition with visible damage and missing shingles.
• Major Windows (windows) — The windows appear to be old and possibly in need of replacement.
• Major Electrical (electrical) — The interior is cluttered with debris, indicating potential electrical issues or outdated wiring.
• Major Plumbing (plumbing) — The interior is cluttered with debris, indicating potential plumbing issues or outdated fixtures.

Repairs flagged

• Moderate exterior siding — The siding shows signs of wear and tear, indicating a need for repair or replacement.
• Minor landscaping — The overgrown grass and shrubs suggest a need for trimming and maintenance.

Value-add opportunities

• Both exterior painting — Refreshing the exterior paint can improve the home's curb appeal and increase its value. ↑
• Both landscaping — A well-maintained yard can enhance the home's aesthetic and increase its value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Robberson Elem. F MO #813/1,115 Nat'l #26,716/41,679 Middle Reed Middle F MO #202/391 Nat'l #6,453/14,009 High Hillcrest High F MO #462/521 Nat'l #13,673/17,239

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

B Composite livability gradescore 75/100

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 · 319,054 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: 11% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Lot size approximately 0.16 acre

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single family residenceResidential propertyOne story
• Construction: Built area above grade: 1,618Total living area: 1,618
• Exterior features: Public waterPublic sewer

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heatingNo cooling
• Interior features: Has heating

Price history

+17.1% since first listed

4 events — show timeline

• 2026-05-20 Contingent — SOMO
• 2026-05-14 Listed $85,000 SOMO
• 2019-04-19 Sold (Public Records) $325,000 Public Records
• 2016-01-08 Listed $72,570 SOMO

Property tax history

+3.3%/yr

Latest (2025): $747 · +8.8% YoY. Source: county tax records.