2224 N Rogers Ave · Springfield, MO 65803

$90,000

2 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 45 Days on market

Built 1920 0.34 ac lot $62/sqft · 40% below area Est $151k · 40% 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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• 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

Investor special!! Cleaned out and ready to be fixed up!! Seller currently has too many projects, our loss is your gain!! Perfect spot for a master bathroom attached to a large bedroom with plumbing already close by. Whole house has been freshly painted. Newer furnace. Large double lot with chain link fencing has been cleared of brush and debris. This home just needs a little TLC to be brought back to life again! Opportunity knocks. .. .. share this with your investors or grab it for yourself and do an HGTV on it! Home currently on the market on Rogers much smalller but updated listed at $179,900!

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $622 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $60k; list at $90k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.25% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.76%
• DSCR: 1.70
• GRM: 6.7

CMA / ARV

• ARV (median comp): $151,137
• List price: $90,000
• Delta: -40.45%
• 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
2224 N Rogers Ave	0.00mi	3/2.0 (+1)	1,456 (0%)	3mo	$70,000	$48	93
2217 N National Ave	0.23mi	3/1.0 (+1)	1,459 (+0%)	2mo	$159,900	$110	78
2523 N Rogers Ave	0.37mi	3/2.0 (+1)	1,484 (+2%)	1mo	$215,000	$145	74
2632 N Prospect Ave	0.53mi	3/2.5 (+1)	1,486 (+2%)	1mo	$244,900	$165	64
2613 N Prospect Ave	0.49mi	3/2.0 (+1)	1,400 (-4%)	4mo	$249,900	$179	62
2617 N Prospect Ave	0.50mi	3/2.0 (+1)	1,380 (-5%)	3mo	$249,900	$181	60
1216 E Commercial St	0.53mi	3/2.0 (+1)	1,389 (-5%)	3mo	$55,000	$40	60
1309 E Nora St	0.66mi	3/2.0 (+1)	1,488 (+2%)	4mo	$230,000	$155	58
2608 N Prospect Ave	0.48mi	3/2.5 (+1)	1,569 (+8%)	4mo	$249,900	$159	54
1628 E Adams St	0.33mi	3/2.0 (+1)	1,238 (-15%)	1mo	$199,900	$161	54
1841 E Dale St	0.65mi	3/1.0 (+1)	1,367 (-6%)	4mo	$239,500	$175	47
2675 N National Ave	0.63mi	3/2.0 (+1)	1,667 (+14%)	0mo	$210,000	$126	41

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: 7.9%
• Equity multiple: 1.31×
• Total profit: $7,883
• Equity at exit: $13,419

10-year hold

• IRR: 18.1%
• Equity multiple: 2.58×
• Total profit: $39,870
• Equity at exit: $7,782

Cash invested: $25,200 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,123 high
• Mortgage (P&I): −$472
• Tax from tax record: −$47 /mo · $559/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $331

Break-even live

Break-even rent $704

Max offer price $90,000

Occupancy floor 66%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2313 N Rogers Ave Unit 1 Springfield, MO	2.0	2.0	882	$950	$1.08	13d	1	0.15mi
2054 N Rogers Ave Springfield, MO	2.0	1.0	888	$925	$1.04	13d	1	0.15mi
1447 E Oakwood Ln Springfield, MO	2.0	2.0	982	$1,395	$1.42	43d	1	0.18mi
2221 N Weller Ave Springfield, MO	3.0	2.0	1215	$1,395	$1.15	13d	1	0.18mi
2153 N National Ave Springfield, MO	3.0	1.0	1163	$1,195	$1.03	13d	1	0.23mi
2337 N Ramsey Ave Springfield, MO	2.0	1.0	882	$875	$0.99	13d	1	0.25mi
2337 N Delaware Ave Springfield, MO	2.0	1.0	876	$1,195	$1.36	43d	1	0.29mi
2234 N Travis Ave Springfield, MO	1.0	1.0	890	$750	$0.84	43d	1	0.40mi
1501 E Blaine St Springfield, MO	2.0	1.0	958	$695	$0.73	23d	1	0.54mi
1636 N National Ave Springfield, MO	3.0	1.5	1000	$995	$0.99	43d	1	0.63mi
1710 E Commercial St Unit B Springfield, MO	2.0	1.0	950	$775	$0.82	43d	1	0.67mi
805 E Garfield St Springfield, MO	2.0	1.0	950	$950	$1.00	13d	1	0.67mi
1339 E Division St Springfield, MO	3.0	2.0	1186	$1,350	$1.14	23d	1	0.77mi
STE Springfield, MO	3.0	2.0	1477	$1,600	$1.08	13d	2	0.78mi
1442 N Texas Ave Springfield, MO	3.0	2.0	1626	$1,400	$0.86	43d	1	0.94mi
716 E Locust St Unit A Springfield, MO	2.0	1.0	915	$850	$0.93	23d	1	0.95mi
2940 N East Ave Springfield, MO	2.0	2.0	915	$700	$0.77	13d	1	1.04mi
1306 N Frisco Ave Apt A Springfield, MO	2.0	1.5–2.0	970	$995	$1.03	13d	19	1.08mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	43d	1	1.10mi
2650 N Barnes Ave Unit A 23 Springfield, MO	3.0	2.0	1200	$1,200	$1.00	43d	1	1.18mi
1034 E McCanse St Springfield, MO	3.0	1.0	910	$1,150	$1.26	23d	1	1.18mi
2650 N Barnes Ave Apt C22 Springfield, MO	2.0	2.0	1100	$1,000	$0.91	43d	1	1.18mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	43d	1	1.21mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	43d	1	1.27mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	21d	1	1.28mi
3218 N National Ave Springfield, MO	3.0	2.0	1482	$1,495	$1.01	43d	1	1.31mi
2264 E Nora St Springfield, MO	3.0	1.5	1366	$1,200	$0.88	13d	1	1.32mi

Listing history 6 events

1. 2026-05-30
   days on market $90,000 Active 45 DOM
2. 2026-04-15
   listed $90,000 Active 605-char remark

   Show marketing remark (605 chars)

   Investor special!! Cleaned out and ready to be fixed up!! Seller currently has too many projects, our loss is your gain!! Perfect spot for a master bathroom attached to a large bedroom with plumbing already close by. Whole house has been freshly painted. Newer furnace. Large double lot with chain link fencing has been cleared of brush and debris. This home just needs a little TLC to be brought back to life again! Opportunity knocks. .. .. share this with your investors or grab it for yourself and do an HGTV on it! Home currently on the market on Rogers much smalller but updated listed at $179,900!

3. 2026-03-30
   soldstatus $60,000
4. 2026-03-26
   soldstatus Closed 128-char remark

   Show marketing remark (128 chars)

   3 bed, 2 bath home with a detached 2-car garage on a spacious city lot. Convenient access to I-44. Great investment opportunity!

5. 2026-02-05
   status Pending 128-char remark

   Show marketing remark (128 chars)

   3 bed, 2 bath home with a detached 2-car garage on a spacious city lot. Convenient access to I-44. Great investment opportunity!

6. 2026-02-02
   listed $70,000 Active 128-char remark

   Show marketing remark (128 chars)

   3 bed, 2 bath home with a detached 2-car garage on a spacious city lot. Convenient access to I-44. Great investment opportunity!

ⓘ 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: $559 · $47/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$314/yr (+$26/mo · 56.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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: $13,473
• − Mortgage interest: −$5,041
• − Property taxes: −$559
• − Insurance: −$450
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$2,618
• Taxable income: $2,648
• Est. tax owed @ 24.0%: −$636
• After-tax cash flow: $3,335/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

+28.6% since first listed

5 events — show timeline

• 2026-04-15 Listed $90,000 SOMO
• 2026-03-30 Sold (Public Records) $60,000 Public Records
• 2026-03-26 Sold (MLS) — SOMO
• 2026-02-05 Pending — SOMO
• 2026-02-02 Listed $70,000 SOMO

Property tax history

+1.0%/yr

Latest (2025): $559 · -3.4% YoY. Source: county tax records.