2622 N Fremont Ave · Springfield, MO 65803

$90,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 5 Days on market

Built 1950 8,276 sqft lot $104/sqft · 33% below area Est $134k · 33% 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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• 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

Excellent investment opportunity with endless potential! This property is the perfect candidate for a flip, rental, or long-term addition to your investment portfolio. With solid bones and plenty of opportunity to add value, this home is ready for the right investor to bring their vision and creativity. Whether you're looking to renovate and resell or create a strong rental property, the possibilities here are tremendous. Affordable opportunities with this much potential are becoming harder to find, making this a great chance for investors, flippers, or handy buyers looking to build equity. This property is already generating reliable income with a tenant in place at $1,000/month through 05

Key facts

• 8,276 sq ft lot
• Built 1950
• Listed 5 days

Property features AI

Finance

• Other: Living area reported as 864; Lot size approximately 0.19 acre; Directions: On the corner of N Kansas and W Kearney; head east on W Kearney; turn left onto N Fremont Ave
• Financial info: Property taxes reported (annual): amount available
• HOA & community: HOA details not specified

Exterior

• Parking: Parking details not specified
• Security: Security details not specified
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; One story
• Construction: Built details not specified
• Exterior features: Corner lot; Subdivision: Delaware Place

Interior

• Kitchen: Kitchen details not specified
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (type: Other); No central cooling
• Interior features: One-level living
• Laundry & utility: Laundry details not specified

🏷️ Possibly a rental listed for sale. The $90,000 price doesn't fit this home's estimated sale value (~$133,640) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 10.4% 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.
• Zoned schools: Fremont Elem. (math 22% / reading 32%, grade F, #850 of 1,115 statewide, top 78%, 382 students, 80% FRL); Pleasant View Middle (math 31% / reading 42%, grade F, #231 of 391 statewide, top 60%, 379 students, 56% FRL); Hillcrest High (math 9% / reading 35%, grade F, #462 of 521 statewide, top 90%, 1,017 students, 64% FRL) — zoned schools average 67% FRL vs 46% district-wide (20 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $622 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 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

• Watch-outs: built in 1950 — 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 $90,000

Questions for the listing agent

1. Built in 1950 — 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: 1.21% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.71%
• DSCR: 1.65
• GRM: 6.9

CMA / ARV

• ARV (median comp): $133,640
• List price: $90,000
• Delta: -32.66%
• 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
1420 E Livingston St	0.08mi	2/1.0 (-1)	780 (-10%)	4mo	$59,900	$77	72
1622 E Turner St	0.55mi	2/1.0 (-1)	896 (+4%)	6mo	$130,000	$145	58
2632 N Kellett Ave	0.60mi	3/1.0	938 (+9%)	3mo	$99,000	$106	56
2031 N Fremont Ave	0.73mi	2/1.0 (-1)	866 (+0%)	6mo	$99,900	$115	56
2310 N East Ave	0.64mi	2/1.0 (-1)	896 (+4%)	7mo	$69,900	$78	53
1012 E Talmage St	0.50mi	2/1.0 (-1)	960 (+11%)	2mo	$139,000	$145	52
1840 E Turner St	0.73mi	3/2.0	896 (+4%)	7mo	$159,950	$179	50
2135 N Fremont Ave	0.59mi	2/1.0 (-1)	804 (-7%)	8mo	$119,900	$149	49
2030 N Fremont Ave	0.72mi	2/1.5 (-1)	906 (+5%)	3mo	$119,000	$131	49
2111 N Rogers Ave	0.64mi	2/1.0 (-1)	962 (+11%)	1mo	$165,000	$172	45
2800 N East Ave	0.55mi	2/1.0 (-1)	960 (+11%)	7mo	$150,000	$156	44
2036 N Prospect Ave	0.73mi	2/1.0 (-1)	976 (+13%)	0mo	$125,000	$128	39

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: 6.5%
• Equity multiple: 1.26×
• Total profit: $6,434
• Equity at exit: $13,419

10-year hold

• IRR: 16.8%
• Equity multiple: 2.45×
• Total profit: $36,609
• Equity at exit: $7,782

Cash invested: $25,200 (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 65803

• Home prices YoY: -29.8%
• Rents YoY: 4.2%
• Active inventory: 394
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,089 high
• Mortgage (P&I): −$472
• Tax from tax record: −$42 /mo · $503/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $309

Break-even live

Break-even rent $698

Max offer price $90,000

Occupancy floor 67%

Sensitivity live

Price	-10% $360	-5% $334	+0% $309	+5% $283	+10% $258
Rent	-10% $223	-5% $266	+0% $309	+5% $352	+10% $395
Rate	-1.0pp $354	-0.5pp $332	base $309	+0.5pp $286	+1.0pp $262

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2508 N National Ave Springfield, MO	4.0	2.0	866	$1,195	$1.38	14d	1	0.28mi
2345 N Prospect Ave Springfield, MO	2.0	1.0	792	$850	$1.07	14d	1	0.37mi
2313 N Rogers Ave Unit 1 Springfield, MO	2.0	2.0	882	$950	$1.08	14d	1	0.41mi
2337 N Ramsey Ave Springfield, MO	2.0	1.0	882	$875	$0.99	14d	1	0.41mi
2337 N Delaware Ave Springfield, MO	2.0	1.0	876	$1,195	$1.36	44d	1	0.45mi
1447 E Oakwood Ln Springfield, MO	2.0	2.0	982	$1,395	$1.42	44d	1	0.45mi
2940 N East Ave Springfield, MO	2.0	2.0	915	$700	$0.77	14d	1	0.61mi
1034 E McCanse St Springfield, MO	3.0	1.0	910	$1,150	$1.26	24d	1	0.71mi
2054 N Rogers Ave Springfield, MO	2.0	1.0	888	$925	$1.04	14d	1	0.71mi
2650 N Barnes Ave Apt C22 Springfield, MO	2.0	2.0	1100	$1,000	$0.91	44d	1	1.01mi
805 E Garfield St Springfield, MO	2.0	1.0	950	$950	$1.00	14d	1	1.03mi
1501 E Blaine St Springfield, MO	2.0	1.0	958	$695	$0.73	24d	1	1.07mi
2034 N Washington Ave Springfield, MO	2.0	1.0	800	$875	$1.09	44d	1	1.11mi
1710 E Commercial St Unit B Springfield, MO	2.0	1.0	950	$775	$0.82	44d	1	1.11mi
1636 N National Ave Springfield, MO	3.0	1.5	1000	$995	$0.99	44d	1	1.18mi
407 E Dale St Apt B Springfield, MO	2.0	1.0	720	$795	$1.10	14d	1	1.22mi
1529 N Weller Ave Springfield, MO	2.0	1.0	870	$995	$1.14	24d	1	1.27mi
1112 E Locust St Springfield, MO	2.0	1.0	840	$945	$1.12	24d	1	1.28mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	44d	1	1.35mi
716 E Locust St Unit A Springfield, MO	2.0	1.0	915	$850	$0.93	24d	1	1.43mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	44d	1	1.43mi

Listing history 10 events

1. 2026-05-14
   listed $90,000 Active 736-char remark
2. 2024-05-09
   historical $995
3. 2024-04-30
   listed $995
4. 2023-12-08
   historical $895
5. 2023-10-24
   price $895
6. 2023-10-14
   price $995
7. 2023-08-09
   listed $1,095
8. 2019-03-15
   soldstatus $177,350
9. 2016-01-07
   listed $68,387
10. 2002-06-17
    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: $503 · $42/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$370/yr (+$31/mo · 73.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,066
• − Mortgage interest: −$5,041
• − Property taxes: −$503
• − Insurance: −$450
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − Depreciation: −$2,618
• Taxable income: $2,363
• Est. tax owed @ 24.0%: −$567
• After-tax cash flow: $3,139/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

+31.6% since first listed

11 events — show timeline

• 2026-05-19 Pending — SOMO
• 2026-05-14 Listed $90,000 SOMO
• 2024-05-09 Rental Removed $995 APPFOLIO
• 2024-04-30 Listed for Rent $995 APPFOLIO
• 2023-12-08 Rental Removed $895 APPFOLIO
• 2023-10-24 Price Changed $895 APPFOLIO
• 2023-10-14 Price Changed $995 APPFOLIO
• 2023-08-09 Listed for Rent $1,095 APPFOLIO
• 2019-03-15 Sold (Public Records) $177,350 Public Records
• 2016-01-07 Listed $68,387 SOMO
• 2002-06-17 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $503 · +5.6% YoY. Source: county tax records.