2057 N Pickwick Ave · Springfield, MO 65803

$135,000

2 bd · 1.0 ba · 920 sqft · SingleFamily public records · 35 Days on market

Built 1904 6,970 sqft lot $147/sqft · at area comps Est $135k · 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 +11.5/30.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• DSCR +3.4/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for an investor or future owner-occupant. Tenant currently in place. Property is being sold as-is

Key facts

• 6,970 sq ft lot
• Garage
• Built 1904

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: Attached or detached garage (1 garage space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story home; Sits on approximately 0.16 acre lot; Located on the southwest corner of Dale and Pickwick
• Construction: 920 square feet above-grade finished area
• Exterior features: Public water; Public sewer; Located in the Prospect Place subdivision

Interior

• Bedrooms: Bedrooms located on one level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas central heating
• Interior features: Central air conditioning; Natural gas central heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-45 ($-543/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (25.9% below list).
• Recommended offer: $100k (25.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.6% in Springfield — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Robberson Elem. (math 27% / reading 32%, grade F, #813 of 1,115 statewide, top 75%, 166 students, 89% FRL); Hillcrest High (math 9% / reading 35%, grade F, #462 of 521 statewide, top 90%, 1,017 students, 64% FRL) — zoned schools average 76% FRL vs 46% district-wide (30 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); 394 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $933 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 35 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 6 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.
• Current owner paid $60k; list at $135k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — 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 $100,069 (25.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.74% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.44%
• DSCR: 0.94
• GRM: 11.2

CMA / ARV

• ARV (median comp): $135,061
• List price: $135,000
• Delta: -0.04%
• 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
2030 N Fremont Ave	0.06mi	2/1.5	906 (-2%)	3mo	$119,000	$131	90
2111 N Rogers Ave	0.13mi	2/1.0	962 (+5%)	1mo	$165,000	$172	86
2036 N Prospect Ave	0.17mi	2/1.0	976 (+6%)	0mo	$125,000	$128	82
2110 N Pickwick Ave	0.05mi	2/1.0	1,022 (+11%)	1mo	$132,500	$130	78
1433 E Commercial St	0.30mi	2/1.0	1,008 (+10%)	1mo	$124,900	$124	69
1112 E Dale St	0.41mi	2/1.0	988 (+7%)	1mo	$114,900	$116	68
2160 N Kellett Ave	0.65mi	2/1.0	964 (+5%)	2mo	$104,900	$109	60
2023 N Taylor Ave	0.39mi	2/1.0	1,035 (+12%)	2mo	$80,000	$77	59
1601 N Rogers Ave	0.55mi	2/1.0	840 (-9%)	3mo	$129,900	$155	57
1433 E Division St	0.61mi	2/1.0	844 (-8%)	0mo	$115,000	$136	57
2033 N Taylor Ave	0.39mi	3/1.0 (+1)	1,036 (+13%)	2mo	$120,000	$116	54
2214 N Kellett Ave	0.67mi	2/1.0	840 (-9%)	3mo	$149,900	$178	52

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: -17.5%
• Equity multiple: 0.38×
• Total profit: $-23,538
• Equity at exit: $20,129

10-year hold

• IRR: -7.6%
• Equity multiple: 0.50×
• Total profit: $-19,068
• Equity at exit: $11,672

Cash invested: $37,800 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,001 high
• Mortgage (P&I): −$708
• Tax from tax record: −$72 /mo · $859/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $-45

Break-even live

Break-even rent $1,058

Max offer price $127,009

Occupancy floor 100%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2054 N Rogers Ave Springfield, MO	2.0	1.0	888	$925	$1.04	13d	1	0.12mi
1447 E Oakwood Ln Springfield, MO	2.0	2.0	982	$1,395	$1.42	43d	1	0.25mi
2337 N Delaware Ave Springfield, MO	2.0	1.0	876	$1,195	$1.36	43d	1	0.32mi
2313 N Rogers Ave Unit 1 Springfield, MO	2.0	2.0	882	$950	$1.08	13d	1	0.32mi
1501 E Blaine St Springfield, MO	2.0	1.0	958	$695	$0.73	23d	1	0.38mi
2345 N Prospect Ave Springfield, MO	2.0	1.0	792	$850	$1.07	13d	1	0.40mi
2337 N Ramsey Ave Springfield, MO	2.0	1.0	882	$875	$0.99	13d	1	0.43mi
1710 E Commercial St Unit B Springfield, MO	2.0	1.0	950	$775	$0.82	43d	1	0.49mi
2234 N Travis Ave Springfield, MO	1.0	1.0	890	$750	$0.84	43d	1	0.54mi
1636 N National Ave Springfield, MO	3.0	1.5	1000	$995	$0.99	43d	1	0.56mi
1529 N Weller Ave Springfield, MO	2.0	1.0	870	$995	$1.14	23d	1	0.58mi
1112 E Locust St Springfield, MO	2.0	1.0	840	$945	$1.12	23d	1	0.68mi
2346 N Kellett Ave Apt B Springfield, MO	1.0	1.0	550	$825	$1.50	43d	1	0.74mi
805 E Garfield St Springfield, MO	2.0	1.0	950	$950	$1.00	13d	1	0.75mi
2034 N Washington Ave Springfield, MO	2.0	1.0	800	$875	$1.09	43d	1	0.89mi
716 E Locust St Unit A Springfield, MO	2.0	1.0	915	$850	$0.93	23d	1	0.95mi
1306 N Frisco Ave Apt A Springfield, MO	2.0	1.5–2.0	970	$995	$1.03	13d	19	1.00mi
407 E Dale St Apt B Springfield, MO	2.0	1.0	720	$795	$1.10	13d	1	1.08mi
3000 N Kentwood Ave Springfield, MO	1.0	1.0	650	$650	$1.00	13d	1	1.11mi
1246 E Norton Rd Springfield, MO	1.0	1.0	650	$595	$0.92	43d	1	1.13mi
2650 N Barnes Ave Apt C22 Springfield, MO	2.0	2.0	1100	$1,000	$0.91	43d	1	1.15mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	43d	1	1.17mi
1409 N Washington Ave Springfield, MO	2.0	1.0	839	$1,405	$1.67	13d	2	1.20mi
2940 N East Ave Springfield, MO	2.0	2.0	915	$700	$0.77	13d	1	1.21mi
1623 N Jefferson Ave Unit B Springfield, MO	1.0	1.0	750	$950	$1.27	43d	1	1.22mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	43d	1	1.30mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	43d	1	1.33mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	21d	1	1.34mi
1034 E McCanse St Springfield, MO	3.0	1.0	910	$1,150	$1.26	23d	1	1.34mi
1825 N Oak Grove Ave Springfield, MO	3.0	1.0	852	$995	$1.17	43d	1	1.40mi

Listing history 27 events

1. 2026-06-18
   days on market $135,000 Active 35 DOM
2. 2026-06-17
   days on market $135,000 Active 34 DOM
3. 2026-06-16
   days on market $135,000 Active 33 DOM
4. 2026-06-15
   days on market $135,000 Active 32 DOM
5. 2026-06-14
   days on market $135,000 Active 30 DOM
6. 2026-06-10
   days on market $135,000 Active 27 DOM
7. 2026-06-09
   days on market $135,000 Active 26 DOM
8. 2026-06-08
   days on market $135,000 Active 25 DOM
9. 2026-06-07
   days on market $135,000 Active 24 DOM
10. 2026-06-03
    days on market $135,000 Active 20 DOM
11. 2026-06-02
    days on market $135,000 Active 19 DOM
12. 2026-06-01
    days on market $135,000 Active 18 DOM
13. 2026-05-31
    days on market $135,000 Active 17 DOM
14. 2026-05-30
    days on market $135,000 Active 16 DOM
15. 2026-05-14
    listed $135,000 Active 115-char remark
16. 2025-12-06
    historical $1,100
17. 2025-11-13
    listed $1,100
18. 2023-07-18
    historical
19. 2023-07-17
    status Pending
20. 2023-06-30
    listed $115,000 Active
21. 2020-07-13
    listed $80,600
22. 2017-07-12
    listed $79,900
23. 2016-12-16
    soldstatus
24. 2016-12-15
    soldstatus
25. 2016-10-10
    listed $76,000
26. 2010-03-02
    soldstatus $59,900
27. 1998-07-16
    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: $859 · $72/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$451/yr (+$38/mo · 52.5%)

ⓘ 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: $12,008
• − Mortgage interest: −$7,562
• − Property taxes: −$859
• − Insurance: −$675
• − Repairs & maintenance: −$961
• − Management: −$961
• − Depreciation: −$3,927
• Taxable loss: −$2,936
• Est. tax savings @ 24.0%: +$705
• After-tax cash flow: $162/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

+125.4% since first listed

13 events — show timeline

• 2026-05-14 Listed $135,000 SOMO
• 2025-12-06 Rental Removed $1,100 APPFOLIO
• 2025-11-13 Listed for Rent $1,100 APPFOLIO
• 2023-07-18 Rental Removed — APPFOLIO
• 2023-07-17 Pending — SOMO
• 2023-06-30 Listed $115,000 SOMO
• 2020-07-13 Listed $80,600 SOMO
• 2017-07-12 Listed $79,900 SOMO
• 2016-12-16 Sold (Public Records) — Public Records
• 2016-12-15 Sold (MLS) — SOMO
• 2016-10-10 Listed $76,000 SOMO
• 2010-03-02 Sold (Public Records) $59,900 Public Records
• 1998-07-16 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $859 · +59.5% YoY. Source: county tax records.