1617 N Fremont Ave · Springfield, MO 65803

$110,000

4 bd · 2.0 ba · 1,492 sqft · SingleFamily public records · 10 Days on market

Built 1958 0.32 ac lot $74/sqft · 32% below area Est $162k · 32% 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 +29.9/30.0
• 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

Charming, updated, and full of curb appeal, this home is the perfect opportunity for first-time buyers or savvy investors alike! Whether you're looking for a wonderful place to call home or a solid rental investment, this property offers affordability, charm, and endless potential in one package.

Key facts

• 0.32 acre lot
• Built 1958
• Listed 10 days

Property features AI

Finance

• Other: Total finished above-grade area: 1,492 (as reported)
• Financial info: Annual tax amount listed (buyer to verify)
• HOA & community: Not specified

Exterior

• Parking: Not specified
• Security: Not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One story
• Construction: Built year not specified
• Exterior features: 0.32-acre lot; Maple Grove subdivision; Directions: From National West on Division to Fremont, turn North on Fremont

Interior

• Kitchen: Not specified
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating specified; No cooling specified
• Interior features: One-level living
• Laundry & utility: Not specified

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• 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.
• Zoned schools: Weller Elem. (math 17% / reading 32%, grade F, #879 of 1,115 statewide, top 81%, 297 students, 83% FRL); Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL) — zoned schools average 67% FRL vs 46% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.2%/yr); 394 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 33% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 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 $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 10.72%
• Cash-on-cash: 15.81%
• DSCR: 1.70
• GRM: 6.6

CMA / ARV

• ARV (median comp): $161,550
• List price: $110,000
• Delta: -31.91%
• 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
1216 E Commercial St	0.28mi	3/2.0 (-1)	1,389 (-7%)	3mo	$55,000	$40	68
1530 N National Ave	0.25mi	3/1.0 (-1)	1,318 (-12%)	3mo	$135,000	$102	58
2224 N Rogers Ave	0.69mi	3/2.0 (-1)	1,456 (-2%)	3mo	$70,000	$48	57
2026 N Prospect Ave	0.47mi	3/2.0 (-1)	1,355 (-9%)	7mo	$118,000	$87	52
2217 N National Ave	0.73mi	3/1.0 (-1)	1,459 (-2%)	2mo	$159,900	$110	51
2129 N Kentwood Ave	0.70mi	4/2.0	1,614 (+8%)	3mo	$235,000	$146	51
2142 N Adams Ct	0.67mi	3/2.5 (-1)	1,431 (-4%)	8mo	$219,900	$154	48
1454 N Sherman Ave	0.55mi	3/1.0 (-1)	1,356 (-9%)	3mo	$115,000	$85	48
1441 N Collins Dr	0.68mi	4/2.0	1,660 (+11%)	3mo	$344,900	$208	47
2132 N Prospect Ave	0.60mi	3/2.0 (-1)	1,332 (-11%)	7mo	$179,900	$135	44
1414 N Clay Ave	0.66mi	3/1.0 (-1)	1,376 (-8%)	7mo	$149,900	$109	42
1679 East Dale Street St	0.66mi	3/1.0 (-1)	1,297 (-13%)	6mo	$167,500	$129	34

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: 8.0%
• Equity multiple: 1.32×
• Total profit: $9,767
• Equity at exit: $16,401

10-year hold

• IRR: 18.2%
• Equity multiple: 2.59×
• Total profit: $49,117
• Equity at exit: $9,511

Cash invested: $30,800 (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: $1,393 high
• Mortgage (P&I): −$577
• Tax from tax record: −$72 /mo · $858/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $406

Break-even live

Break-even rent $879

Max offer price $110,000

Occupancy floor 66%

Sensitivity live

Price	-10% $468	-5% $437	+0% $406	+5% $375	+10% $344
Rent	-10% $296	-5% $351	+0% $406	+5% $461	+10% $516
Rate	-1.0pp $461	-0.5pp $434	base $406	+0.5pp $377	+1.0pp $348

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1339 E Division St Springfield, MO	3.0	2.0	1186	$1,350	$1.14	24d	1	0.16mi
1636 N National Ave Springfield, MO	3.0	1.5	1000	$995	$0.99	44d	1	0.22mi
1442 N Texas Ave Springfield, MO	3.0	2.0	1626	$1,400	$0.86	44d	1	0.50mi
1439 N Texas Ave Springfield, MO	4.0	2.0	1608	$1,195	$0.74	44d	1	0.53mi
2153 N National Ave Springfield, MO	3.0	1.0	1163	$1,195	$1.03	14d	1	0.64mi
2221 N Weller Ave Springfield, MO	3.0	2.0	1215	$1,395	$1.15	14d	1	0.67mi
916 N Pickwick Ave Springfield, MO	4.0	3.0	1827	$1,700	$0.93	14d	1	0.71mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	44d	1	1.07mi
2323 E Division St Springfield, MO	4.0	2.0	1156	$1,495	$1.29	24d	1	1.24mi
STE Springfield, MO	3.0	2.0	1477	$1,600	$1.08	14d	2	1.32mi

Listing history 4 events

1. 2026-05-14
   listed $110,000 Active 298-char remark
2. 2019-05-24
   soldstatus $350,000
3. 2016-01-08
   listed $82,777
4. 2004-08-11
   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: $858 · $72/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$209/yr (+$17/mo · 24.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 67% 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: $16,711
• − Mortgage interest: −$6,162
• − Property taxes: −$858
• − Insurance: −$550
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$3,200
• Taxable income: $3,267
• Est. tax owed @ 24.0%: −$784
• After-tax cash flow: $4,087/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

+32.9% since first listed

5 events — show timeline

• 2026-05-24 Pending — SOMO
• 2026-05-14 Listed $110,000 SOMO
• 2019-05-24 Sold (Public Records) $350,000 Public Records
• 2016-01-08 Listed $82,777 SOMO
• 2004-08-11 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $858 · +6.5% YoY. Source: county tax records.