3022 W Brower St · Springfield, MO 65803

$79,900

1 bd · 1.0 ba · 576 sqft · SingleFamily public records · 239 Days on market

Built 1947 0.47 ac lot $139/sqft · 16% below area Est $95k · 16% under ↓ 11% since listing

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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 +24.5/30.0
• ARV discount +14.5/15.0
• DSCR +7.9/10.0
• 1% rule +5.3/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Super cute house with two car detached garage! New roof on both! Home has covered front porch and central heat and a/c. Great for investment or for someone wanting a great garage/shop. House has 576 sq ft and garage has 572 sq ft! Same owner since 1989. Check out the large (70 x 290) lot! Laundry room could be used as second bedroom.

Key facts

• Covered front porch
• Large lot
• Central heat and a/c

Tags

• DETACHED GARAGE
• COVERED FRONT PORCH
• CENTRAL HEAT AND A/C
• LARGE LOT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($819 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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 $552 of loan paydown is wiped out by about $2k 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 239 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 239 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.03% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.75%
• DSCR: 1.39
• GRM: 8.1

CMA / ARV

• ARV (median comp): $94,703
• List price: $79,900
• Delta: -15.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1537 N Colgate Ave	0.72mi	2/1.0 (+1)	600 (+4%)	7mo	$44,200	$74	48
3025 W Elm St	0.70mi	1/1.0	540 (-6%)	21mo	$102,500	$190	39
2733 W Water St	0.56mi	2/1.0 (+1)	624 (+8%)	22mo	$95,000	$152	36
1135 N Ethyl Ave	0.56mi	1/1.0	658 (+14%)	19mo	$109,900	$167	35

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-1,548
• Equity at exit: $11,913

10-year hold

• IRR: 9.0%
• Equity multiple: 1.73×
• Total profit: $16,271
• Equity at exit: $6,908

Cash invested: $22,372 (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: 8.1×

Monthly cashflow live

• Estimated rent: $819 high
• Mortgage (P&I): −$419
• Tax from tax record: −$32 /mo · $380/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $163

Break-even live

Break-even rent $613

Max offer price $79,900

Occupancy floor 75%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2712 W Nichols St Springfield, MO	2.0	1.0	619	$795	$1.28	44d	1	0.44mi
2711 W Olive St Springfield, MO	1.0	1.0	621	$750	$1.21	23d	1	0.61mi
520 S Scenic Ave Unit 101-A Springfield, MO	1.0	1.0	550	$650	$1.18	44d	1	0.86mi
522 N Park Ave Springfield, MO	1.0	1.0	608	$950	$1.56	44d	1	0.96mi
1911 W Elm St Springfield, MO	2.0	1.0	580	$875	$1.51	44d	1	1.34mi
916 N Kansas Expy Springfield, MO	1.0	1.0	573	$595	$1.04	44d	1	1.46mi

Listing history 20 events

1. 2026-06-18
   days on market $79,900 Active 239 DOM
2. 2026-06-17
   days on market $79,900 Active 238 DOM
3. 2026-06-16
   days on market $79,900 Active 237 DOM
4. 2026-06-15
   days on market $79,900 Active 236 DOM
5. 2026-06-14
   days on market $79,900 Active 234 DOM
6. 2026-06-10
   days on market $79,900 Active 231 DOM
7. 2026-06-09
   days on market $79,900 Active 230 DOM
8. 2026-06-08
   days on market $79,900 Active 229 DOM
9. 2026-06-07
   days on market $79,900 Active 228 DOM
10. 2026-06-03
    days on market $79,900 Active 224 DOM
11. 2026-06-02
    days on market $79,900 Active 223 DOM
12. 2026-06-01
    days on market $79,900 Active 222 DOM
13. 2026-05-31
    days on market $79,900 Active 221 DOM
14. 2026-05-30
    days on market $79,900 Active 220 DOM
15. 2026-05-07
    status Pending 340-char remark

    Show marketing remark (340 chars)

    Super cute house with two car detached garage! New roof on both! Home has covered front porch and central heat and a/c. Great for investment or for someone wanting a great garage/shop. House has 576 sq ft and garage has 572 sq ft! Same owner since 1989. Check out the large (70 x 290) lot! Laundry room could be used as second bedroom.

16. 2026-04-06
    status Active 340-char remark

    Show marketing remark (340 chars)

    Super cute house with two car detached garage! New roof on both! Home has covered front porch and central heat and a/c. Great for investment or for someone wanting a great garage/shop. House has 576 sq ft and garage has 572 sq ft! Same owner since 1989. Check out the large (70 x 290) lot! Laundry room could be used as second bedroom.

17. 2026-02-06
    status Active 340-char remark

    Show marketing remark (340 chars)

    Super cute house with two car detached garage! New roof on both! Home has covered front porch and central heat and a/c. Great for investment or for someone wanting a great garage/shop. House has 576 sq ft and garage has 572 sq ft! Same owner since 1989. Check out the large (70 x 290) lot! Laundry room could be used as second bedroom.

18. 2026-01-07
    price $79,900 340-char remark

    Show marketing remark (340 chars)

    Super cute house with two car detached garage! New roof on both! Home has covered front porch and central heat and a/c. Great for investment or for someone wanting a great garage/shop. House has 576 sq ft and garage has 572 sq ft! Same owner since 1989. Check out the large (70 x 290) lot! Laundry room could be used as second bedroom.

19. 2025-10-29
    price $84,900 340-char remark

    Show marketing remark (340 chars)

    Super cute house with two car detached garage! New roof on both! Home has covered front porch and central heat and a/c. Great for investment or for someone wanting a great garage/shop. House has 576 sq ft and garage has 572 sq ft! Same owner since 1989. Check out the large (70 x 290) lot! Laundry room could be used as second bedroom.

20. 2025-10-02
    listed $89,900 Active 340-char remark

    Show marketing remark (340 chars)

    Super cute house with two car detached garage! New roof on both! Home has covered front porch and central heat and a/c. Great for investment or for someone wanting a great garage/shop. House has 576 sq ft and garage has 572 sq ft! Same owner since 1989. Check out the large (70 x 290) lot! Laundry room could be used as second bedroom.

ⓘ 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: $380 · $32/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$395/yr (+$33/mo · 104.1%)

ⓘ 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 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,830
• − Mortgage interest: −$4,476
• − Property taxes: −$380
• − Insurance: −$400
• − Repairs & maintenance: −$786
• − Management: −$786
• − Depreciation: −$2,324
• Taxable income: $678
• Est. tax owed @ 24.0%: −$163
• After-tax cash flow: $1,796/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

-11.1% since first listed

6 events — show timeline

• 2026-05-07 Pending — SOMO
• 2026-04-06 Relisted — SOMO
• 2026-02-06 Relisted — SOMO
• 2026-01-07 Price Changed $79,900 SOMO
• 2025-10-29 Price Changed $84,900 SOMO
• 2025-10-02 Listed $89,900 SOMO

Property tax history

+2.1%/yr

Latest (2025): $380 · +27.0% YoY. Source: county tax records.