1464 N Brown Ave · Springfield, MO 65802

$140,000

3 bd · 2.0 ba · 1,144 sqft · SingleFamily public records · 38 Days on market

Built 1996 6,970 sqft lot $122/sqft · at area comps Est $134k · at est.

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Why this score? — see what drove the D 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 +14.3/30.0
• ARV discount +5.5/15.0
• DSCR +4.3/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Schools +3.2/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3-bedroom, 2-bath home located on a shaded lot in the Heart of the Westside. This home features a spacious open-concept living, dining, and kitchen area with newer flooring throughout. The galley-style kitchen offers ample cabinetry and includes a refrigerator and a stove/oven. The primary suite features a private bath and walk-in closet. Recent updates include new AC, window blinds, and bathroom vanities. Enjoy the full-length covered front porch and convenient location near Kansas Expressway and Division Street. Buyers to do due diligence on school districts. Property is being sold AS-IS. Seller will make no repairs or improvements.

Key facts

• Galley-style kitchen
• Ample cabinetry
• Private bath

Tags

• GALLEY-STYLE KITCHEN
• AMPLE CABINETRY
• PRIVATE BATH
• WALK-IN CLOSET
• NEW AC
• BATHROOM VANITIES

Property features AI

Finance

• Other: Location directions available
• Financial info: Tax amount not included per instructions
• HOA & community: HOA details not provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One story
• Construction: Construction details not provided; Built area above grade: 1,144
• Exterior features: Lot approximately 0.16 acre; Subdivision: Greene-Not in List

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms count not provided
• Flooring: Flooring details not provided
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: One-level living
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $24 ($292/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 $112k (19.8% below list).
• Recommended offer: $112k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Bissett Elem. (math 22% / reading 27%, grade F, #879 of 1,115 statewide, top 81%, 215 students, 86% FRL); Westport Middle School (math 12% / reading 29%, grade F, #344 of 391 statewide, top 88%, 433 students, 87% FRL); Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL) — zoned schools average 74% FRL vs 46% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 520 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $968 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 38 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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

• 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 $112,230 (19.8% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.75%
• DSCR: 1.03
• GRM: 10.4

CMA / ARV

• ARV (median comp): $134,106
• List price: $140,000
• Delta: 4.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1208 N Fulbright Ave	0.34mi	2/1.0 (-1)	1,116 (-2%)	0mo	$56,500	$51	70
1027 Warren Ave	0.47mi	3/2.0	1,209 (+6%)	2mo	$180,000	$149	67
939 N Brown Ave	0.48mi	4/2.0 (+1)	1,190 (+4%)	1mo	$159,900	$134	65
2032 N Park Ave	0.67mi	3/2.0	1,178 (+3%)	2mo	$100,000	$85	62
1735 W Webster St	0.71mi	3/2.0	1,176 (+3%)	2mo	$185,000	$157	61
928 N Glenn Ave	0.68mi	4/2.0 (+1)	1,160 (+1%)	2mo	$155,000	$134	60
735 N Brown Ave	0.66mi	3/2.0	1,209 (+6%)	1mo	$115,000	$95	59
1330 N Fulbright Ave	0.26mi	2/1.0 (-1)	1,008 (-12%)	1mo	$115,000	$114	58
1020 N Ethyl Ave	0.44mi	3/2.0	989 (-14%)	2mo	$179,900	$182	55
1024 N Brown Ave	0.42mi	2/1.0 (-1)	1,258 (+10%)	2mo	$100,000	$79	53
1113 N Clifton Ave	0.37mi	2/2.0 (-1)	972 (-15%)	2mo	$165,000	$170	51
2019 W Webster St	0.52mi	2/1.0 (-1)	1,004 (-12%)	1mo	$120,000	$120	46

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: -13.3%
• Equity multiple: 0.51×
• Total profit: $-19,090
• Equity at exit: $20,874

10-year hold

• IRR: -2.1%
• Equity multiple: 0.85×
• Total profit: $-5,908
• Equity at exit: $12,105

Cash invested: $39,200 (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 65802

• Home prices YoY: -31.9%
• Rents YoY: 4.8%
• Active inventory: 520
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,122 high
• Mortgage (P&I): −$734
• Tax from tax record: −$70 /mo · $837/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $24

Break-even live

Break-even rent $1,091

Max offer price $140,000

Occupancy floor 93%

Sensitivity live

Price	-10% $104	-5% $64	+0% $24	+5% $-15	+10% $-55
Rent	-10% $-64	-5% $-20	+0% $24	+5% $69	+10% $113
Rate	-1.0pp $95	-0.5pp $60	base $24	+0.5pp $-12	+1.0pp $-49

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3016 W Hovey St Springfield, MO	3.0	2.0	1059	$1,350	$1.27	45d	1	0.63mi
741 N West Ave Springfield, MO	2.0	1.0	912	$950	$1.04	45d	1	0.63mi
740 N West Ave Springfield, MO	3.0	1.0	900	$995	$1.11	25d	1	0.63mi
922 N Glenn Ave Springfield, MO	2.0	1.0	780	$1,100	$1.41	45d	1	0.68mi
3031 W Pacific St Springfield, MO	3.0	1.5	1008	$1,295	$1.28	23d	1	0.69mi
2224 N Clifton Ave Unit 2238-A Springfield, MO	2.0	1.0	756	$695	$0.92	15d	1	0.86mi
2117 N Lexington Ave Springfield, MO	3.0	1.0	1040	$1,195	$1.15	45d	1	0.96mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	25d	1	0.96mi
2126 N Lexington Ave Springfield, MO	2.0	1.0	990	$895	$0.90	15d	1	0.99mi
2602 W College St Springfield, MO	2.0	1.0	1350	$995	$0.74	15d	1	1.20mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	15d	1	1.27mi
2120 N Johnston Ave Springfield, MO	2.0	1.0	880	$925	$1.05	45d	1	1.35mi
2854 W Walnut St Springfield, MO	3.0	1.0	945	$995	$1.05	23d	1	1.36mi
2541 W Lincoln St Springfield, MO	2.0	1.0	1034	$975	$0.94	45d	1	1.38mi
2412 W Lincoln St Springfield, MO	3.0	1.0	1260	$1,295	$1.03	25d	1	1.41mi
250 N Hilton Ave Springfield, MO	2.0	2.0	1153	$628	$0.54	15d	1	1.42mi
3028 W Walnut St Springfield, MO	2.0	1.0	975	$850	$0.87	23d	1	1.43mi
3002 W Elm St Springfield, MO	3.0	2.0	1128	$1,295	$1.15	23d	1	1.47mi

Listing history 21 events

1. 2026-06-22
   days on market $140,000 Active 38 DOM
2. 2026-06-18
   days on market $140,000 Active 35 DOM
3. 2026-06-17
   days on market $140,000 Active 34 DOM
4. 2026-06-16
   days on market $140,000 Active 33 DOM
5. 2026-06-15
   days on market $140,000 Active 32 DOM
6. 2026-06-14
   days on market $140,000 Active 30 DOM
7. 2026-06-10
   days on market $140,000 Active 27 DOM
8. 2026-06-09
   days on market $140,000 Active 26 DOM
9. 2026-06-08
   days on market $140,000 Active 25 DOM
10. 2026-06-07
    days on market $140,000 Active 24 DOM
11. 2026-06-03
    days on market $140,000 Active 20 DOM
12. 2026-06-02
    days on market $140,000 Active 19 DOM
13. 2026-06-01
    days on market $140,000 Active 18 DOM
14. 2026-05-31
    days on market $140,000 Active 17 DOM
15. 2026-05-30
    days on market $140,000 Active 16 DOM
16. 2026-05-14
    listed $140,000 Active 642-char remark
17. 2025-01-10
    historical $1,095
18. 2024-08-24
    listed $1,095
19. 2017-04-27
    listed $181,900
20. 2016-05-03
    listed $107,857
21. 2008-02-19
    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: $837 · $70/mo
• Projected year-2 tax: $1,358 · $113/mo
• Expected delta: +$521/yr (+$43/mo · 62.2%)

ⓘ 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
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,468
• − Mortgage interest: −$7,842
• − Property taxes: −$837
• − Insurance: −$700
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$4,073
• Taxable loss: −$2,139
• Est. tax savings @ 24.0%: +$513
• After-tax cash flow: $806/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

+29.8% since first listed

6 events — show timeline

• 2026-05-14 Listed $140,000 SOMO
• 2025-01-10 Rental Removed $1,095 APPFOLIO
• 2024-08-24 Listed for Rent $1,095 APPFOLIO
• 2017-04-27 Listed $181,900 SOMO
• 2016-05-03 Listed $107,857 SOMO
• 2008-02-19 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $837 · +16.0% YoY. Source: county tax records.