926 W Brower St · Springfield, MO 65802

$120,000

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 35 Days on market

Built 1905 5,663 sqft lot $122/sqft · 18% below area Est $146k · 18% 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 +17.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• 1% rule +3.6/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment 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, shopping, dining, and entertainment. Functional floor plan with long-term upside for investors or those looking to expand their rental portfolio. Sold as-is.

Key facts

• Convenient access
• 5,663 sq ft lot
• Garage

Tags

• INVESTMENT OPPORTUNITY
• RENTAL INCOME POTENTIAL
• CONVENIENT ACCESS
• FUNCTIONAL FLOOR PLAN

Property features AI

Finance

• Other: Square footage reported as 984 (above grade finished area)
• Financial info: Tax information not included per instructions
• HOA & community: HOA details not provided

Exterior

• Parking: Has garage with 1 garage space
• Security: Security details not provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One story
• Construction: Construction details not provided; Year built not provided
• Exterior features: Lot approximately 0.13 acres; Subdivision: Inside

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms not specifically detailed
• Flooring: Flooring details not provided
• Bathrooms: One full bathroom
• Heating & cooling: Has heating; Cooling not available; Heating type: Other
• Interior features: One-level living
• Laundry & utility: Laundry details not provided

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 $91 ($1k/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 $103k (14.3% below list).
• Recommended offer: $103k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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.
• 6 sale attempts since 18y 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 1905 — 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 $102,866 (14.3% 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 14% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — 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: 0.86% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.24%
• DSCR: 1.14
• GRM: 9.7

CMA / ARV

• ARV (median comp): $145,848
• List price: $120,000
• Delta: -17.72%
• 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	0.07mi	2/1.0	1,008 (+2%)	2mo	$144,900	$144	91
918 N Nettleton Ave	0.48mi	2/1.0	971 (-1%)	1mo	$105,000	$108	75
636 W Scott St	0.34mi	2/1.0	1,077 (+10%)	2mo	$139,900	$130	67
920 N Broadway Ave	0.12mi	3/1.0 (+1)	1,124 (+14%)	2mo	$149,777	$133	64
531 W Webster St	0.49mi	3/2.0 (+1)	1,020 (+4%)	2mo	$169,000	$166	60
543 W Lynn St	0.63mi	2/2.0	1,006 (+2%)	5mo	$144,900	$144	59
1520 W Lynn St	0.73mi	3/1.0 (+1)	1,006 (+2%)	1mo	$130,000	$129	56
826 N Concord Ave	0.27mi	3/2.0 (+1)	1,114 (+13%)	3mo	$165,000	$148	53
832 West Calhoun St	0.40mi	3/2.0 (+1)	1,100 (+12%)	1mo	$99,900	$91	52
1512 N Missouri Ave N	0.72mi	3/2.0 (+1)	1,008 (+2%)	4mo	$158,000	$157	51
719 N Nettleton Ave	0.48mi	3/1.0 (+1)	1,116 (+13%)	3mo	$104,900	$94	47
1701 W Webster St	0.73mi	3/2.0 (+1)	1,088 (+11%)	3mo	$189,999	$175	36

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-11,803
• Equity at exit: $17,892

10-year hold

• IRR: 2.0%
• Equity multiple: 1.15×
• Total profit: $5,121
• 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: 9.7×

Monthly cashflow live

• Estimated rent: $1,029 high
• Mortgage (P&I): −$629
• Tax from tax record: −$43 /mo · $512/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $91

Break-even live

Break-even rent $914

Max offer price $120,000

Occupancy floor 86%

Sensitivity live

Price	-10% $159	-5% $125	+0% $91	+5% $57	+10% $23
Rent	-10% $9	-5% $50	+0% $91	+5% $131	+10% $172
Rate	-1.0pp $151	-0.5pp $121	base $91	+0.5pp $60	+1.0pp $28

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	14d	1	0.09mi
815 N Grant Ave Unit A Springfield, MO	2.0	1.0	801	$625	$0.78	44d	1	0.18mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	24d	1	0.25mi
1126 W Hamilton St Springfield, MO	2.0	1.0	648	$895	$1.38	24d	1	0.52mi
733 W College St Springfield, MO	1.0	1.0	700	$750	$1.07	14d	1	0.52mi
916 N Kansas Expy Springfield, MO	1.0	1.0	573	$595	$1.04	44d	1	0.55mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	24d	5	0.57mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	14d	4	0.57mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	24d	1	0.58mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	24d	5	0.63mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,425	$0.99	21d	5	0.63mi
535 W Walnut St Springfield, MO	2.0	2.0	1096	$1,495	$1.36	44d	1	0.65mi
865 S Douglas Ave Springfield, MO	2.0	2.0	850	$895	$1.05	14d	4	0.67mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	14d	8	0.67mi
305 S Campbell Ave Unit 208 Springfield, MO	1.0	1.0	649	$975	$1.50	14d	1	0.68mi
1200 W Walnut St Springfield, MO	2.0	2.0	1000	$995	$0.99	14d	3	0.69mi
209 W McDaniel St Unit 209-207 Springfield, MO	1.0	1.0	700	$950	$1.36	44d	1	0.74mi
513 S Broadway Ave Springfield, MO	2.0	1.0	800	$855	$1.07	44d	1	0.74mi
603 W Division St Springfield, MO	2.0	1.0	816	$995	$1.22	14d	1	0.77mi
430 W Pershing St Springfield, MO	2.0	2.0	765	$1,195	$1.56	14d	1	0.78mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	14d	1	0.86mi
309 S Jefferson Ave Unit 211 Springfield, MO	2.0	2.0	762	$767	$1.01	44d	1	0.87mi
930 W Harrison St Springfield, MO	3.0	2.0	1046	$1,150	$1.10	14d	1	0.89mi
627 S Fort Ave Springfield, MO	2.0	1.0	880	$895	$1.02	24d	1	0.93mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	44d	1	1.00mi
301 W State St Unit D Springfield, MO	1.0	1.0	570	$875	$1.54	24d	1	1.04mi
1036 W Monroe Ter Springfield, MO	2.0	1.0	812	$795	$0.98	24d	1	1.04mi
1409 N Washington Ave Springfield, MO	2.0	1.0	839	$1,405	$1.67	14d	2	1.05mi
522 N Park Ave Springfield, MO	1.0	1.0	608	$950	$1.56	44d	1	1.06mi
1911 W Elm St Springfield, MO	2.0	1.0	580	$875	$1.51	44d	1	1.07mi
1623 N Jefferson Ave Unit B Springfield, MO	1.0	1.0	750	$950	$1.27	44d	1	1.09mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	21d	1	1.09mi
511 E Cherry St Unit 2 Springfield, MO	1.0	1.0	700	$850	$1.21	44d	1	1.12mi
741 South Ave Unit 5 Springfield, MO	1.0	1.0	950	$750	$0.79	44d	1	1.15mi
847 S Grant Ave Springfield, MO	2.0	1.0	1080	$815	$0.75	44d	1	1.17mi
755 South Ave Unit 2 Springfield, MO	1.0	1.0	600	$850	$1.42	24d	1	1.17mi
806 South Ave Springfield, MO	1.0	1.0	670	$1,085	$1.62	14d	3	1.24mi
533 Bear Blvd Unit 111 Springfield, MO	1.0	1.0	1100	$649	$0.59	44d	1	1.26mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	44d	1	1.27mi
740 N West Ave Springfield, MO	3.0	1.0	900	$995	$1.11	24d	1	1.29mi

Listing history 27 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 347-char remark
16. 2024-04-08
    historical $895
17. 2024-03-13
    price $895
18. 2024-01-18
    listed $950
19. 2017-07-10
    listed $64,900
20. 2016-04-27
    soldstatus
21. 2016-04-25
    soldstatus
22. 2016-01-29
    listed $39,900
23. 2015-03-22
    listed $39,900
24. 2014-12-30
    soldstatus
25. 2012-11-15
    soldstatus
26. 2008-05-23
    listed $66,500
27. 2004-04-23
    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: $512 · $43/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$652/yr (+$54/mo · 127.3%)

ⓘ 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: $12,344
• − Mortgage interest: −$6,722
• − Property taxes: −$512
• − Insurance: −$600
• − Repairs & maintenance: −$988
• − Management: −$988
• − Depreciation: −$3,491
• Taxable loss: −$956
• Est. tax savings @ 24.0%: +$229
• After-tax cash flow: $1,317/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

+80.5% since first listed

13 events — show timeline

• 2026-05-14 Listed $120,000 SOMO
• 2024-04-08 Rental Removed $895 APPFOLIO
• 2024-03-13 Price Changed $895 APPFOLIO
• 2024-01-18 Listed for Rent $950 APPFOLIO
• 2017-07-10 Listed $64,900 SOMO
• 2016-04-27 Sold (Public Records) — Public Records
• 2016-04-25 Sold (MLS) — SOMO
• 2016-01-29 Listed $39,900 SOMO
• 2015-03-22 Listed $39,900 SOMO
• 2014-12-30 Sold (Public Records) — Public Records
• 2012-11-15 Sold (Public Records) — Public Records
• 2008-05-23 Listed $66,500 SOMO
• 2004-04-23 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $512 · +61.0% YoY. Source: county tax records.