2000 N Fremont Ave · Springfield, MO 65803

$100,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 29 Days on market

Built 1954 Est $135k · 26% 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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.3/10.0
• 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

Three bedroom, one bath, on two lots, on the corner. There are two detached garages and a garden breezeway area. All the trees in the yard were planted by me 3 years ago, yard is unfenceed. There are entrances at the front and the side. New roof, new water heater. Selling as is and need gone as soon as possible. Will only show to buyers who can show they have approved financing or the funds to buy.

Key facts

• New water heater
• Detached garages
• New roof

Tags

• DETACHED GARAGES
• GARDEN BREEZEWAY AREA
• NEW ROOF
• NEW WATER HEATER

Property features AI

Finance

• Other: No additional amenity information provided
• Financial info: Financial details not provided
• HOA & community: HOA information not provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Utilities details not provided
• Home design: Built in 1954; Single-family property (specific stories and entry level not provided)
• Construction: Approximately 1,092 square feet of living area; Construction details not provided (materials, roof, foundation)
• Exterior features: Located in the Robberson subdivision

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedroom information not provided
• Flooring: Flooring details not provided
• Bathrooms: Bathroom information not provided
• Heating & cooling: Heating and cooling details not provided
• Interior features: No interior details provided
• Laundry & utility: Laundry and utility details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $691 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — 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: 1.13% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.24%
• DSCR: 1.50
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $135,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1725 N Weller Ave	0.32mi	2/1.5 (-1)	1,088 (-0%)	1mo	$130,000	$119	77
2110 N Pickwick Ave	0.16mi	2/1.0 (-1)	1,022 (-6%)	1mo	$132,500	$130	76
2033 N Taylor Ave	0.36mi	3/1.0	1,036 (-5%)	2mo	$120,000	$116	73
1433 E Commercial St	0.20mi	2/1.0 (-1)	1,008 (-8%)	1mo	$124,900	$124	72
2036 N Prospect Ave	0.14mi	2/1.0 (-1)	976 (-11%)	0mo	$125,000	$128	70
2023 N Taylor Ave	0.35mi	2/1.0 (-1)	1,035 (-5%)	2mo	$80,000	$77	68
2111 N Rogers Ave	0.17mi	2/1.0 (-1)	962 (-12%)	1mo	$165,000	$172	66
1112 E Dale St	0.39mi	2/1.0 (-1)	988 (-10%)	1mo	$114,900	$116	60
1121 E Thoman St	0.33mi	3/2.0	1,220 (+12%)	2mo	$174,900	$143	59
1628 E Adams St	0.31mi	3/2.0	1,238 (+13%)	1mo	$199,900	$161	59
1341 N Fremont Ave	0.68mi	3/2.0	984 (-10%)	1mo	$121,800	$124	47
2160 N Kellett Ave	0.64mi	2/1.0 (-1)	964 (-12%)	2mo	$104,900	$109	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: 1.8%
• Equity multiple: 1.07×
• Total profit: $1,913
• Equity at exit: $14,910

10-year hold

• IRR: 12.5%
• Equity multiple: 2.04×
• Total profit: $29,123
• Equity at exit: $8,646

Cash invested: $28,000 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,133 high
• Mortgage (P&I): −$524
• Tax from tax record: −$67 /mo · $801/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $262

Break-even live

Break-even rent $801

Max offer price $100,000

Occupancy floor 72%

Sensitivity live

Price	-10% $319	-5% $291	+0% $262	+5% $234	+10% $206
Rent	-10% $173	-5% $218	+0% $262	+5% $307	+10% $352
Rate	-1.0pp $313	-0.5pp $288	base $262	+0.5pp $236	+1.0pp $210

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2054 N Rogers Ave Springfield, MO	2.0	1.0	888	$925	$1.04	14d	1	0.14mi
1501 E Blaine St Springfield, MO	2.0	1.0	958	$695	$0.73	24d	1	0.27mi
2221 N Weller Ave Springfield, MO	3.0	2.0	1215	$1,395	$1.15	14d	1	0.32mi
2153 N National Ave Springfield, MO	3.0	1.0	1163	$1,195	$1.03	14d	1	0.38mi
1447 E Oakwood Ln Springfield, MO	2.0	2.0	982	$1,395	$1.42	44d	1	0.39mi
1636 N National Ave Springfield, MO	3.0	1.5	1000	$995	$0.99	44d	1	0.42mi
2313 N Rogers Ave Unit 1 Springfield, MO	2.0	2.0	882	$950	$1.08	14d	1	0.43mi
1529 N Weller Ave Springfield, MO	2.0	1.0	870	$995	$1.14	24d	1	0.45mi
1710 E Commercial St Unit B Springfield, MO	2.0	1.0	950	$775	$0.82	44d	1	0.45mi
2337 N Delaware Ave Springfield, MO	2.0	1.0	876	$1,195	$1.36	44d	1	0.46mi
2345 N Prospect Ave Springfield, MO	2.0	1.0	792	$850	$1.07	14d	1	0.50mi
1339 E Division St Springfield, MO	3.0	2.0	1186	$1,350	$1.14	24d	1	0.50mi
2337 N Ramsey Ave Springfield, MO	2.0	1.0	882	$875	$0.99	14d	1	0.52mi
1112 E Locust St Springfield, MO	2.0	1.0	840	$945	$1.12	24d	1	0.54mi
805 E Garfield St Springfield, MO	2.0	1.0	950	$950	$1.00	14d	1	0.69mi
2508 N National Ave Springfield, MO	4.0	2.0	866	$1,195	$1.38	14d	1	0.71mi
716 E Locust St Unit A Springfield, MO	2.0	1.0	915	$850	$0.93	24d	1	0.83mi
2034 N Washington Ave Springfield, MO	2.0	1.0	800	$875	$1.09	44d	1	0.84mi
1306 N Frisco Ave Apt A Springfield, MO	2.0	1.5–2.0	970	$995	$1.03	14d	19	0.86mi
STE Springfield, MO	3.0	2.0	1477	$1,600	$1.08	14d	2	0.98mi
407 E Dale St Apt B Springfield, MO	2.0	1.0	720	$795	$1.10	14d	1	1.04mi
1409 N Washington Ave Springfield, MO	2.0	1.0	839	$1,405	$1.67	14d	2	1.07mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	44d	1	1.10mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	44d	1	1.19mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	21d	1	1.25mi
2650 N Barnes Ave Unit A 23 Springfield, MO	3.0	2.0	1200	$1,200	$1.00	44d	1	1.26mi
2650 N Barnes Ave Apt C22 Springfield, MO	2.0	2.0	1100	$1,000	$0.91	44d	1	1.28mi
2323 E Division St Springfield, MO	4.0	2.0	1156	$1,495	$1.29	24d	1	1.28mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	44d	1	1.31mi
2940 N East Ave Springfield, MO	2.0	2.0	915	$700	$0.77	14d	1	1.31mi
1825 N Oak Grove Ave Springfield, MO	3.0	1.0	852	$995	$1.17	44d	1	1.43mi
2264 E Nora St Springfield, MO	3.0	1.5	1366	$1,200	$0.88	14d	1	1.43mi
1034 E McCanse St Springfield, MO	3.0	1.0	910	$1,150	$1.26	24d	1	1.46mi

Listing history 14 events

1. 2026-06-16
   statusdays on market $100,000 Under Contract 29 DOM
2. 2026-06-15
   days on market $100,000 Active 28 DOM
3. 2026-06-14
   days on market $100,000 Active 26 DOM
4. 2026-06-10
   days on market $100,000 Active 23 DOM
5. 2026-06-09
   days on market $100,000 Active 22 DOM
6. 2026-06-08
   days on market $100,000 Active 21 DOM
7. 2026-06-07
   days on market $100,000 Active 20 DOM
8. 2026-06-03
   days on market $100,000 Active 16 DOM
9. 2026-06-02
   days on market $100,000 Active 15 DOM
10. 2026-06-01
    days on market $100,000 Active 14 DOM
11. 2026-05-31
    days on market $100,000 Active 13 DOM
12. 2026-05-30
    days on market $100,000 Active 12 DOM
13. 2026-05-19
    listed $100,000 Active
14. 2023-04-17
    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: $801 · $67/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$169/yr (+$14/mo · 21.2%)

ⓘ 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) · 71% 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: $13,596
• − Mortgage interest: −$5,602
• − Property taxes: −$801
• − Insurance: −$500
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$2,909
• Taxable income: $1,610
• Est. tax owed @ 24.0%: −$386
• After-tax cash flow: $2,761/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

2 events — show timeline

• 2026-05-19 Listed $100,000 FSBO.com
• 2023-04-17 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $801 · +22.3% YoY. Source: county tax records.