1634 N Rogers Ave · Springfield, MO 65803

$70,000

2 bd · 1.0 ba · 903 sqft · SingleFamily public records · 69 Days on market

Built 1934 Fair condition 0.34 ac lot $78/sqft · 50% below area Est $140k · 50% 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 +9.2/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +3.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

As-is, Corner lot investor special!

Key facts

• 0.34 acre lot
• Built 1934
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($995 rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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: Robberson Elem. (math 27% / reading 32%, grade F, #813 of 1,115 statewide, top 75%, 166 students, 89% FRL); Pipkin Middle (math 20% / reading 29%, grade F, #324 of 391 statewide, top 83%, 340 students, 82% 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 (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.2%/yr); 507 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 74d 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% 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 1934 — 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: 1.42% ✓
• Cap rate: 12.15%
• Cash-on-cash: 20.93%
• DSCR: 1.93
• GRM: 5.9

CMA / ARV

• ARV (median comp): $139,622
• List price: $70,000
• Delta: -49.86%
• 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
1433 E Division St	0.19mi	2/1.0	844 (-6%)	2mo	$115,000	$136	78
1307 E Locust St	0.09mi	2/1.0	800 (-11%)	2mo	$129,900	$162	75
1433 E Commercial St	0.22mi	2/1.0	1,008 (+12%)	3mo	$124,900	$124	68
1520 N Rogers Ave	0.11mi	3/1.0 (+1)	1,028 (+14%)	0mo	$139,900	$136	67
1129 N Rogers Ave	0.50mi	1/1.0 (-1)	930 (+3%)	2mo	$94,900	$102	65
2036 N Prospect Ave	0.44mi	2/1.0	976 (+8%)	2mo	$125,000	$128	64
2111 N Rogers Ave	0.51mi	2/1.0	962 (+6%)	3mo	$165,000	$172	63
2007 N Travis Ave	0.55mi	3/1.0 (+1)	957 (+6%)	0mo	$109,900	$115	59
1341 N Fremont Ave	0.31mi	3/2.0 (+1)	984 (+9%)	3mo	$121,800	$124	59
1112 E Dale St	0.55mi	2/1.0	988 (+9%)	2mo	$114,900	$116	56
2110 N Pickwick Ave	0.53mi	2/1.0	1,022 (+13%)	3mo	$132,500	$130	51
2130 N Travis Ave	0.66mi	2/1.0	1,032 (+14%)	2mo	$59,900	$58	44

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: 14.7%
• Equity multiple: 1.60×
• Total profit: $11,678
• Equity at exit: $10,437

10-year hold

• IRR: 24.3%
• Equity multiple: 3.22×
• Total profit: $43,456
• Equity at exit: $6,052

Cash invested: $19,600 (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: 36 active · 28 under contract
• Months of supply: 5.1 mo (19%/mo absorbed)
• Median asking: $127,200 ($140/sqft)
• Median days on market: 57 d
• This list price: 3% of active listings are priced below it
• ARV vs active asking: +10.5% above 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: 507
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $995 high
• Mortgage (P&I): −$367
• Tax from tax record: −$48 /mo · $574/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $342

Break-even live

Break-even rent $562

Max offer price $70,000

Occupancy floor 61%

Sensitivity live

Price	-10% $381	-5% $362	+0% $342	+5% $322	+10% $302
Rent	-10% $263	-5% $303	+0% $342	+5% $381	+10% $420
Rate	-1.0pp $377	-0.5pp $360	base $342	+0.5pp $324	+1.0pp $305

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: $17,500
• Closing costs: $2,100
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1636 N National Ave Springfield, MO	3.0	1.5	1000	$995	$0.99	94d	1	0.17mi
1529 N Weller Ave Springfield, MO	2.0	1.0	870	$995	$1.14	73d	1	0.22mi
1112 E Locust St Springfield, MO	2.0	1.0	840	$945	$1.12	73d	1	0.25mi
1501 E Blaine St Springfield, MO	2.0	1.0	958	$695	$0.73	73d	1	0.26mi
2054 N Rogers Ave Springfield, MO	2.0	1.0	888	$925	$1.04	63d	1	0.47mi
1306 N Frisco Ave Apt A Springfield, MO	2.0	1.5–2.0	970	$995	$1.03	63d	19	0.51mi
1710 E Commercial St Unit B Springfield, MO	2.0	1.0	950	$775	$0.82	94d	1	0.53mi
716 E Locust St Unit A Springfield, MO	2.0	1.0	915	$850	$0.93	73d	1	0.61mi
805 E Garfield St Springfield, MO	2.0	1.0	950	$950	$1.00	63d	1	0.71mi
1447 E Oakwood Ln Springfield, MO	2.0	2.0	982	$1,395	$1.42	94d	1	0.75mi
2234 N Travis Ave Springfield, MO	1.0	1.0	890	$750	$0.84	94d	1	0.77mi
2313 N Rogers Ave Unit 1 Springfield, MO	2.0	2.0	882	$950	$1.08	63d	1	0.77mi
1409 N Washington Ave Springfield, MO	2.0	1.0	839	$1,405	$1.67	63d	2	0.81mi
2337 N Delaware Ave Springfield, MO	2.0	1.0	876	$1,195	$1.36	94d	1	0.82mi
2337 N Ramsey Ave Springfield, MO	2.0	1.0	882	$875	$0.99	63d	1	0.83mi
2345 N Prospect Ave Springfield, MO	2.0	1.0	792	$850	$1.07	63d	1	0.83mi
2034 N Washington Ave Springfield, MO	2.0	1.0	800	$875	$1.09	94d	1	0.85mi
1623 N Jefferson Ave Unit B Springfield, MO	1.0	1.0	750	$950	$1.27	94d	1	0.96mi
2346 N Kellett Ave Apt B Springfield, MO	1.0	1.0	550	$825	$1.50	94d	1	0.97mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	94d	1	1.01mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	94d	1	1.02mi
407 E Dale St Apt B Springfield, MO	2.0	1.0	720	$795	$1.10	63d	1	1.05mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	71d	1	1.13mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	94d	1	1.34mi
603 W Division St Springfield, MO	2.0	1.0	816	$995	$1.22	63d	1	1.38mi

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residential property
• Construction: Built area of 903 (above grade finished area 903)
• Exterior features: Lot in Maple Grove subdivision0.34-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No heatingNo cooling
• Interior features: One full bathroom

Listing history 49 events

1. 2026-07-22
   days on market $70,000 Active 69 DOM
2. 2026-07-21
   days on market $70,000 Active 68 DOM
3. 2026-07-18
   days on market $70,000 Active 65 DOM
4. 2026-07-16
   days on market $70,000 Active 63 DOM
5. 2026-07-16
   days on market $70,000 Active 62 DOM
6. 2026-07-14
   days on market $70,000 Active 61 DOM
7. 2026-07-13
   days on market $70,000 Active 60 DOM
8. 2026-07-12
   days on market $70,000 Active 59 DOM
9. 2026-07-11
   days on market $70,000 Active 58 DOM
10. 2026-07-10
    days on market $70,000 Active 57 DOM
11. 2026-07-09
    days on market $70,000 Active 56 DOM
12. 2026-07-08
    days on market $70,000 Active 55 DOM
13. 2026-07-07
    days on market $70,000 Active 54 DOM
14. 2026-07-06
    days on market $70,000 Active 53 DOM
15. 2026-07-05
    days on market $70,000 Active 52 DOM
16. 2026-07-04
    days on market $70,000 Active 51 DOM
17. 2026-07-03
    days on market $70,000 Active 50 DOM
18. 2026-07-02
    days on market $70,000 Active 49 DOM
19. 2026-07-01
    days on market $70,000 Active 48 DOM
20. 2026-06-30
    days on market $70,000 Active 47 DOM
21. 2026-06-29
    days on market $70,000 Active 46 DOM
22. 2026-06-28
    days on market $70,000 Active 45 DOM
23. 2026-06-28
    days on market $70,000 Active 44 DOM
24. 2026-06-27
    days on market $70,000 Active 43 DOM
25. 2026-06-25
    days on market $70,000 Active 41 DOM
26. 2026-06-23
    days on market $70,000 Active 39 DOM
27. 2026-06-22
    days on market $70,000 Active 38 DOM
28. 2026-06-18
    days on market $70,000 Active 35 DOM
29. 2026-06-17
    days on market $70,000 Active 34 DOM
30. 2026-06-16
    days on market $70,000 Active 33 DOM
31. 2026-06-15
    days on market $70,000 Active 32 DOM
32. 2026-06-14
    days on market $70,000 Active 30 DOM
33. 2026-06-10
    days on market $70,000 Active 27 DOM
34. 2026-06-09
    days on market $70,000 Active 26 DOM
35. 2026-06-08
    days on market $70,000 Active 25 DOM
36. 2026-06-07
    days on market $70,000 Active 24 DOM
37. 2026-06-03
    days on market $70,000 Active 20 DOM
38. 2026-06-02
    days on market $70,000 Active 19 DOM
39. 2026-06-01
    days on market $70,000 Active 18 DOM
40. 2026-05-31
    days on market $70,000 Active 17 DOM
41. 2026-05-30
    days on market $70,000 Active 16 DOM
42. 2026-05-14
    listed $70,000 Active 35-char remark
43. 2017-07-11
    listed $54,900
44. 2015-06-30
    soldstatus $1,151,146
45. 2010-06-07
    soldstatus
46. 2010-04-29
    soldstatus
47. 2007-07-23
    listed $54,900
48. 2005-11-30
    soldstatus
49. 2003-09-25
    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: $574 · $48/mo
• Projected year-2 tax: $679 · $57/mo
• Expected delta: +$105/yr (+$9/mo · 18.3%)

ⓘ 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 · 18 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: $11,938
• − Mortgage interest: −$3,921
• − Property taxes: −$574
• − Insurance: −$350
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$2,036
• Taxable income: $3,147
• Est. tax owed @ 24.0%: −$755
• After-tax cash flow: $3,347/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 · 10 photos

Fair 45/100 Moderate rehab Est. rehab $22,575–$40,635 screening

The home requires moderate repairs and maintenance to improve its condition and value. Painting, updating the interior, and landscaping improvements are recommended to attract more buyers and renters.

Components & finishes AI

Flooring tile

Deferred maintenance Est. $60,000–$180,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — roof appears to be in poor condition with visible damage and missing shingles
• Major Hvac (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — hvac unit appears to be old and in poor condition with visible rust and corrosion
• Major Windows (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — windows appear to be old and in poor condition with visible damage and missing panes
• Major Electrical (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — electrical panel appears to be old and in poor condition with visible damage and missing components
• Major Plumbing (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — plumbing fixtures appear to be old and in poor condition with visible damage and missing components
• Major Exterior (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — exterior siding appears to be old and in poor condition with visible damage and missing components

Repairs flagged

• Minor Kitchen cabinets — Light wear and tear.
• Minor Bathroom fixtures — Light wear and tear.
• Moderate Roof — Visible signs of wear and potential leaks.
• Moderate Siding — Signs of weathering and discoloration.
• Moderate Paint — Chipped and worn in some areas.
• Moderate Windows — Signs of wear and potential leaks.
• Moderate HVAC unit — May need maintenance.
• Moderate Landscaping — Overgrown and in need of trimming and maintenance.

Value-add opportunities

• Both Painting and updating the interior — Fresh paint can improve the home's appearance and value. ↑
• Both Landscaping and curb appeal improvements — A well-maintained exterior can attract more buyers and renters. ↑
• Both HVAC maintenance and potential replacement — A functional HVAC system is essential for comfort and can improve the home's value. ↑
• Both Kitchen and bathroom updates — Fresh updates can make the home more appealing and functional for potential buyers and renters. ↑

ⓘ 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 35/100

Zoned Schools

Elementary Robberson Elem. F MO #813/1,115 Nat'l #26,716/41,679 Middle Pipkin Middle F MO #324/391 Nat'l #10,474/14,009 High Central High D+ MO #92/521 Nat'l #5,016/17,239

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 listed

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residential property
• Construction: Built area of 903 (above grade finished area 903)
• Exterior features: Lot in Maple Grove subdivision0.34-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No heatingNo cooling
• Interior features: One full bathroom

Price history

+27.5% since first listed

8 events — show timeline

• 2026-05-14 Listed $70,000 SOMO
• 2017-07-11 Listed $54,900 SOMO
• 2015-06-30 Sold (Public Records) $1,151,146 Public Records
• 2010-06-07 Sold (Public Records) — Public Records
• 2010-04-29 Sold (Public Records) — Public Records
• 2007-07-23 Listed $54,900 SOMO
• 2005-11-30 Sold (Public Records) — Public Records
• 2003-09-25 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $574 · +10.6% YoY. Source: county tax records.