1636 W Atlantic St · Springfield, MO 65803

$88,000

2 bd · 2.0 ba · 1,272 sqft · SingleFamily public records · 124 Days on market

Built 1936 Fair condition 7,500 sqft lot 1-car garage $69/sqft · 38% below area Est $142k · 38% 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
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +2.6/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Room Dimensions unattainable. Great Opportunity to own this cozy bungalow built in 1936 and featuring a spacious approximately 1,272 square feet, 2 bedrooms, 2 bathrooms, and detached garage. Auction NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. ''As is'' cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

Key facts

• 7,500 sq ft lot
• Garage
• Built 1936

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $88k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: Williams Elem. (math 12% / reading 22%, grade F, #967 of 1,115 statewide, top 88%, 317 students, 85% 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 73% FRL vs 46% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 39% district-wide (-13 pts) — the specific schools serving this property underperform the Springfield R-XII average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.2%/yr); 506 active listings in the ZIP; 16 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $608 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 124 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1936 — 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 $77,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% 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 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.27% ✓
• Cap rate: 10.79%
• Cash-on-cash: 16.06%
• DSCR: 1.71
• GRM: 6.6

CMA / ARV

• ARV (median comp): $142,351
• List price: $88,000
• Delta: -38.18%
• 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
1639 W Atlantic St	0.03mi	2/1.0	1,204 (-5%)	3mo	$129,000	$107	83
2122 N Nettleton Ave	0.27mi	3/2.0 (+1)	1,288 (+1%)	2mo	$200,000	$155	79
2073 N Elizabeth Ave	0.28mi	3/2.0 (+1)	1,204 (-5%)	0mo	$199,900	$166	73
1626 W Lee St	0.08mi	3/2.0 (+1)	1,405 (+10%)	1mo	$230,000	$164	73
2300 N Johnston Ave	0.60mi	2/2.0	1,260 (-1%)	0mo	$165,000	$131	70
2243 N Franklin Ave	0.60mi	2/1.0	1,260 (-1%)	4mo	$150,000	$119	63
2124 N Kansas Expy	0.23mi	3/1.0 (+1)	1,145 (-10%)	1mo	$85,000	$74	63
2032 N Park Ave	0.45mi	3/2.0 (+1)	1,178 (-7%)	3mo	$100,000	$85	59
1531 W Hamilton St	0.68mi	3/2.0 (+1)	1,305 (+3%)	5mo	$115,000	$88	55
2130 N Elizabeth Ave	0.30mi	3/1.0 (+1)	1,118 (-12%)	4mo	$110,000	$98	54
1535 W Calhoun St	0.75mi	3/1.0 (+1)	1,262 (-1%)	4mo	$139,000	$110	51
2327 N Lexington Ave	0.46mi	3/1.0 (+1)	1,141 (-10%)	4mo	$134,900	$118	49

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: 8.3%
• Equity multiple: 1.33×
• Total profit: $8,135
• Equity at exit: $13,121

10-year hold

• IRR: 18.5%
• Equity multiple: 2.62×
• Total profit: $39,990
• Equity at exit: $7,609

Cash invested: $24,640 (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: 30 active · 28 under contract
• Months of supply: 3.5 mo (28%/mo absorbed)
• Median asking: $142,500 ($126/sqft)
• Median days on market: 57 d
• This list price: 3% of active listings are priced below it
• ARV vs active asking: -10.9% 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: 6.6×

Monthly cashflow live

• Estimated rent: $1,116 high
• Mortgage (P&I): −$461
• Tax from tax record: −$54 /mo · $649/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $330

Break-even live

Break-even rent $699

Max offer price $88,000

Occupancy floor 65%

Sensitivity live

Price	-10% $380	-5% $355	+0% $330	+5% $305	+10% $280
Rent	-10% $242	-5% $286	+0% $330	+5% $374	+10% $418
Rate	-1.0pp $374	-0.5pp $352	base $330	+0.5pp $307	+1.0pp $284

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: $22,000
• Closing costs: $2,640
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2117 N Lexington Ave Springfield, MO	3.0	1.0	1040	$1,195	$1.15	92d	1	0.24mi
2126 N Lexington Ave Springfield, MO	2.0	1.0	990	$895	$0.90	62d	1	0.25mi
2120 N Johnston Ave Springfield, MO	2.0	1.0	880	$925	$1.05	92d	1	0.49mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	72d	1	0.78mi
1127 W Talmage St Springfield, MO	3.0	2.0	1160	$1,650	$1.42	92d	1	0.94mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	70d	1	1.16mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	92d	1	1.16mi
616 W Webster St Springfield, MO	2.0	1.5	1178	$1,050	$0.89	62d	1	1.22mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	92d	1	1.28mi
740 N West Ave Springfield, MO	3.0	1.0	900	$995	$1.11	72d	1	1.31mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	92d	1	1.32mi
741 N West Ave Springfield, MO	2.0	1.0	912	$950	$1.04	92d	1	1.33mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	72d	1	1.35mi
2222 N Hillcrest Ave Springfield, MO	3.0	2.0	1800	$1,395	$0.78	92d	1	1.36mi
3031 W Pacific St Springfield, MO	3.0	1.5	1008	$1,295	$1.28	70d	1	1.37mi
3016 W Hovey St Springfield, MO	3.0	2.0	1059	$1,350	$1.27	92d	1	1.46mi

Property features AI

Finance

• Financial info: Annual tax amount provided (not included per instructions)

Exterior

• Parking: Detached 1-car garageOne garage space
• Utilities: Public sewer
• Home design: Single-family residence, freestanding
• Construction: Year built not providedFoundation: crawl space
• Exterior features: Asphalt roofLot dimensions approximately 50 x 150

Interior

• Kitchen: No appliances specified
• Bedrooms: Total of 4 rooms (bedrooms count not specified separately)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heatingCooling present
• Interior features: Crawl space basementNo fireplaceNo built-in appliances listed
• Laundry & utility: No laundry appliances specified

Listing history 50 events

1. 2026-08-08
   days on market $88,000 Active 124 DOM
2. 2026-08-07
   days on market $88,000 Active 123 DOM
3. 2026-08-06
   days on market $88,000 Active 122 DOM
4. 2026-08-05
   days on market $88,000 Active 121 DOM
5. 2026-08-04
   days on market $88,000 Active 120 DOM
6. 2026-08-03
   days on market $88,000 Active 119 DOM
7. 2026-07-31
   days on market $88,000 Active 116 DOM
8. 2026-07-30
   days on market $88,000 Active 115 DOM
9. 2026-07-29
   days on market $88,000 Active 114 DOM
10. 2026-07-27
    days on market $88,000 Active 112 DOM
11. 2026-07-25
    days on market $88,000 Active 110 DOM
12. 2026-07-24
    days on market $88,000 Active 109 DOM
13. 2026-07-23
    days on market $88,000 Active 108 DOM
14. 2026-07-22
    days on market $88,000 Active 107 DOM
15. 2026-07-21
    days on market $88,000 Active 106 DOM
16. 2026-07-18
    days on market $88,000 Active 103 DOM
17. 2026-07-16
    days on market $88,000 Active 101 DOM
18. 2026-07-16
    days on market $88,000 Active 100 DOM
19. 2026-07-14
    days on market $88,000 Active 99 DOM
20. 2026-07-13
    days on market $88,000 Active 98 DOM
21. 2026-07-12
    days on market $88,000 Active 97 DOM
22. 2026-07-11
    days on market $88,000 Active 96 DOM
23. 2026-07-10
    days on market $88,000 Active 95 DOM
24. 2026-07-09
    days on market $88,000 Active 94 DOM
25. 2026-07-08
    days on market $88,000 Active 93 DOM
26. 2026-07-07
    days on market $88,000 Active 92 DOM
27. 2026-07-06
    days on market $88,000 Active 91 DOM
28. 2026-07-05
    days on market $88,000 Active 90 DOM
29. 2026-07-04
    days on market $88,000 Active 89 DOM
30. 2026-07-03
    days on market $88,000 Active 88 DOM
31. 2026-07-02
    days on market $88,000 Active 87 DOM
32. 2026-07-01
    days on market $88,000 Active 86 DOM
33. 2026-06-30
    days on market $88,000 Active 85 DOM
34. 2026-06-29
    days on market $88,000 Active 84 DOM
35. 2026-06-28
    days on market $88,000 Active 83 DOM
36. 2026-06-28
    days on market $88,000 Active 82 DOM
37. 2026-06-27
    days on market $88,000 Active 81 DOM
38. 2026-06-25
    days on market $88,000 Active 79 DOM
39. 2026-06-23
    days on market $88,000 Active 77 DOM
40. 2026-06-22
    days on market $88,000 Active 76 DOM
41. 2026-06-18
    days on market $88,000 Active 73 DOM
42. 2026-06-17
    days on market $88,000 Active 72 DOM
43. 2026-06-16
    days on market $88,000 Active 71 DOM
44. 2026-06-15
    days on market $88,000 Active 70 DOM
45. 2026-06-14
    days on market $88,000 Active 68 DOM
46. 2026-06-10
    days on market $88,000 Active 65 DOM
47. 2026-06-09
    days on market $88,000 Active 64 DOM
48. 2026-06-08
    days on market $88,000 Active 63 DOM
49. 2026-06-07
    days on market $88,000 Active 62 DOM
50. 2026-06-03
    days on market $88,000 Active 58 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: $649 · $54/mo
• Projected year-2 tax: $854 · $71/mo
• Expected delta: +$204/yr (+$17/mo · 31.5%)

ⓘ 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: $13,397
• − Mortgage interest: −$4,929
• − Property taxes: −$649
• − Insurance: −$440
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$2,560
• Taxable income: $2,675
• Est. tax owed @ 24.0%: −$642
• After-tax cash flow: $3,315/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 · 4 photos

Fair 45/100 Moderate rehab Est. rehab $31,800–$57,240 screening

This property requires significant exterior repairs and maintenance, including roof, siding, landscaping, and fencing. Painting and landscaping improvements can significantly enhance its value.

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

• Major Roof (roof) — leaves and debris indicate potential water damage
• Major Windows (windows) — leaves and debris indicate potential water damage
• Major Electrical (electrical) — leaves and debris indicate potential water damage
• Major Exterior (exterior) — leaves and debris indicate potential water damage

Repairs flagged

• Major roof — Signs of significant wear
• Major siding — Weathered and peeling
• Major landscaping — Overgrown and unkempt
• Major fencing — Appears old and in need of repair

Value-add opportunities

• Both painting — Fresh paint can improve curb appeal and home value ↑
• Both landscaping — A well-maintained yard can increase both resale and rental 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 26/100

Zoned Schools

Elementary Williams Elem. F MO #967/1,115 Nat'l #35,191/41,679 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

• Financial info: Annual tax amount provided (not included per instructions)

Exterior

• Parking: Detached 1-car garageOne garage space
• Utilities: Public sewer
• Home design: Single-family residence, freestanding
• Construction: Year built not providedFoundation: crawl space
• Exterior features: Asphalt roofLot dimensions approximately 50 x 150

Interior

• Kitchen: No appliances specified
• Bedrooms: Total of 4 rooms (bedrooms count not specified separately)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heatingCooling present
• Interior features: Crawl space basementNo fireplaceNo built-in appliances listed
• Laundry & utility: No laundry appliances specified

Price history

1 event — show timeline

• 2026-04-06 Listed $88,000 OGAR

Property tax history

+1.9%/yr

Latest (2025): $649 · +4.9% YoY. Source: county tax records.