1636 W Atlantic St · Springfield, MO 65803

$88,000

2 bd · 2.0 ba · 1,272 sqft · SingleFamily public records · 73 Days on market

Built 1936 7,500 sqft lot $69/sqft · 41% below area Est $150k · 41% under

---

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 +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

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.

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: $83k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 73 days — a 6% lower offer ($83k) 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 $82,720 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — 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: 1.27% ✓
• Cap rate: 10.79%
• Cash-on-cash: 16.06%
• DSCR: 1.71
• GRM: 6.6

CMA / ARV

• ARV (median comp): $150,109
• List price: $88,000
• Delta: -41.38%
• 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%)	1mo	$129,000	$107	84
2021 W Atlantic St	0.32mi	2/1.0	1,188 (-7%)	4mo	$139,900	$118	67
2243 N Franklin Ave	0.60mi	2/1.0	1,260 (-1%)	3mo	$150,000	$119	64
2032 N Park Ave	0.45mi	3/2.0 (+1)	1,178 (-7%)	1mo	$100,000	$85	60
1902 N Missouri Ave	0.67mi	3/2.0 (+1)	1,271 (-0%)	4mo	$169,900	$134	60
1531 W Hamilton St	0.68mi	3/2.0 (+1)	1,305 (+3%)	3mo	$115,000	$88	56
2130 N Elizabeth Ave	0.30mi	3/1.0 (+1)	1,118 (-12%)	2mo	$110,000	$98	55
1310 W Florida St	0.33mi	2/1.0	1,086 (-15%)	4mo	$125,000	$115	53
1535 W Calhoun St	0.75mi	3/1.0 (+1)	1,262 (-1%)	3mo	$139,000	$110	53
2327 N Lexington Ave	0.46mi	3/1.0 (+1)	1,141 (-10%)	2mo	$134,900	$118	50
1336 N Lafontaine Ave	0.73mi	2/1.0	1,160 (-9%)	3mo	$130,000	$112	45
2237 N Franklin Ave	0.59mi	3/2.0 (+1)	1,440 (+13%)	4mo	$175,000	$122	42

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 →

ZIP-level market 65803

• Home prices YoY: -29.8%
• Rents YoY: 4.2%
• Active inventory: 394
• 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%

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
• 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	43d	1	0.24mi
2126 N Lexington Ave Springfield, MO	2.0	1.0	990	$895	$0.90	13d	1	0.25mi
2120 N Johnston Ave Springfield, MO	2.0	1.0	880	$925	$1.05	43d	1	0.49mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	23d	1	0.78mi
1127 W Talmage St Springfield, MO	3.0	2.0	1160	$1,650	$1.42	43d	1	0.94mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	21d	1	1.16mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	43d	1	1.16mi
616 W Webster St Springfield, MO	2.0	1.5	1178	$1,050	$0.89	13d	1	1.22mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	43d	1	1.28mi
740 N West Ave Springfield, MO	3.0	1.0	900	$995	$1.11	23d	1	1.31mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	43d	1	1.32mi
741 N West Ave Springfield, MO	2.0	1.0	912	$950	$1.04	43d	1	1.33mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	23d	1	1.35mi
2222 N Hillcrest Ave Springfield, MO	3.0	2.0	1800	$1,395	$0.78	43d	1	1.36mi
3031 W Pacific St Springfield, MO	3.0	1.5	1008	$1,295	$1.28	21d	1	1.37mi
3016 W Hovey St Springfield, MO	3.0	2.0	1059	$1,350	$1.27	43d	1	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $88,000 Active 73 DOM
2. 2026-06-17
   days on market $88,000 Active 72 DOM
3. 2026-06-16
   days on market $88,000 Active 71 DOM
4. 2026-06-15
   days on market $88,000 Active 70 DOM
5. 2026-06-14
   days on market $88,000 Active 68 DOM
6. 2026-06-10
   days on market $88,000 Active 65 DOM
7. 2026-06-09
   days on market $88,000 Active 64 DOM
8. 2026-06-08
   days on market $88,000 Active 63 DOM
9. 2026-06-07
   days on market $88,000 Active 62 DOM
10. 2026-06-03
    days on market $88,000 Active 58 DOM
11. 2026-06-02
    days on market $88,000 Active 57 DOM
12. 2026-06-01
    days on market $88,000 Active 56 DOM
13. 2026-05-31
    days on market $88,000 Active 55 DOM
14. 2026-05-30
    days on market $88,000 Active 54 DOM
15. 2026-04-06
    listed $88,000 Active 419-char remark

    Show marketing remark (419 chars)

    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.

ⓘ 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.

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

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.