2023 N Robberson Ave · Springfield, MO 65803

$90,000

1 bd · 1.0 ba · 1,233 sqft · SingleFamily public records · 29 Days on market

Built 1907 0.27 ac lot Est $148k · 39% 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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +5.7/10.0
• 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 MLS

2023 N Robberson has been a wonderful rental for many years, and it is ready to move to a new investor's portfolio. It has a long-term tenant currently residing in the home for the past 8+ years. The home features off street parking and a large backyard for a family to enjoy. It is also within walking distance of a park for an added bonus to families looking to settle down!

Key facts

• Off street parking
• Large backyard
• 0.27 acre lot

Tags

• OFF STREET PARKING
• LARGE BACKYARD
• WALKING DISTANCE OF A PARK

🏷️ Possibly a rental listed for sale. The $90,000 price doesn't fit this home's estimated sale value (~$147,960) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($965 rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 28 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 $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 ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 1907 — 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 $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1907 — 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: 1.07% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.33%
• DSCR: 1.46
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $147,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1890 N Douglas Ave	0.47mi	2/2.0 (+1)	1,250 (+1%)	4mo	$174,900	$140	63
1607 N Washington Ave	0.52mi	2/1.0 (+1)	1,195 (-3%)	6mo	$164,500	$138	61
2015 N Benton Ave	0.18mi	2/2.0 (+1)	1,080 (-12%)	3mo	$129,900	$120	60
424 E Locust St	0.49mi	2/2.0 (+1)	1,256 (+2%)	6mo	$159,900	$127	60
1863 N Grant Ave	0.45mi	2/1.0 (+1)	1,140 (-8%)	2mo	$149,900	$131	60
2160 N Campbell Ave	0.23mi	2/1.0 (+1)	1,144 (-7%)	20mo	$125,000	$109	56
2427 N Boonville Ave	0.53mi	2/1.5 (+1)	1,188 (-4%)	8mo	$139,900	$118	56
2243 N Missouri Ave	0.64mi	2/1.5 (+1)	1,315 (+7%)	4mo	$135,000	$103	48
2125 N Travis Ave	0.68mi	2/1.0 (+1)	1,184 (-4%)	14mo	$125,000	$106	45
519 E Atlantic St	0.25mi	2/1.5 (+1)	1,080 (-12%)	19mo	$159,900	$148	45
1017 E Commercial St	0.68mi	2/1.0 (+1)	1,142 (-7%)	16mo	$30,000	$26	38
2518 N Main Ave	0.69mi	2/1.0 (+1)	1,092 (-11%)	17mo	$44,900	$41	30

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: 0.4%
• Equity multiple: 1.02×
• Total profit: $418
• Equity at exit: $13,419

10-year hold

• IRR: 11.2%
• Equity multiple: 1.92×
• Total profit: $23,150
• 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: 7.8×

Monthly cashflow live

• Estimated rent: $965 high
• Mortgage (P&I): −$472
• Tax from tax record: −$36 /mo · $427/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $217

Break-even live

Break-even rent $690

Max offer price $90,000

Occupancy floor 73%

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 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
407 E Dale St Apt B Springfield, MO	2.0	1.0	720	$795	$1.10	13d	1	0.16mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	44d	1	0.18mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	44d	1	0.29mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	21d	1	0.30mi
2034 N Washington Ave Springfield, MO	2.0	1.0	800	$875	$1.09	44d	1	0.33mi
1623 N Jefferson Ave Unit B Springfield, MO	1.0	1.0	750	$950	$1.27	44d	1	0.41mi
805 E Garfield St Springfield, MO	2.0	1.0	950	$950	$1.00	13d	1	0.47mi
603 W Division St Springfield, MO	2.0	1.0	816	$995	$1.22	13d	1	0.62mi
716 E Locust St Unit A Springfield, MO	2.0	1.0	915	$850	$0.93	23d	1	0.64mi
1409 N Washington Ave Springfield, MO	2.0	1.0	839	$1,405	$1.67	13d	2	0.73mi
2234 N Travis Ave Springfield, MO	1.0	1.0	890	$750	$0.84	44d	1	0.76mi
2120 N Johnston Ave Springfield, MO	2.0	1.0	880	$925	$1.05	44d	1	0.78mi
1112 E Locust St Springfield, MO	2.0	1.0	840	$945	$1.12	23d	1	0.94mi
616 W Webster St Springfield, MO	2.0	1.5	1178	$1,050	$0.89	13d	1	0.96mi
2337 N Ramsey Ave Springfield, MO	2.0	1.0	882	$875	$0.99	13d	1	1.03mi
2850 N Campbell Ave Apt S Springfield, MO	1.0	1.0	727	$750	$1.03	44d	1	1.06mi
1306 N Frisco Ave Apt A Springfield, MO	2.0	1.5–2.0	970	$995	$1.03	13d	19	1.06mi
2054 N Rogers Ave Springfield, MO	2.0	1.0	888	$925	$1.04	13d	1	1.10mi
2345 N Prospect Ave Springfield, MO	2.0	1.0	792	$850	$1.07	13d	1	1.10mi
2313 N Rogers Ave Unit 1 Springfield, MO	2.0	2.0	882	$950	$1.08	13d	1	1.13mi
815 N Grant Ave Unit A Springfield, MO	2.0	1.0	801	$625	$0.78	44d	1	1.25mi
2126 N Lexington Ave Springfield, MO	2.0	1.0	990	$895	$0.90	13d	1	1.27mi
1447 E Oakwood Ln Springfield, MO	2.0	2.0	982	$1,395	$1.42	44d	1	1.28mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	23d	1	1.30mi
1501 E Blaine St Springfield, MO	2.0	1.0	958	$695	$0.73	23d	1	1.32mi
1529 N Weller Ave Springfield, MO	2.0	1.0	870	$995	$1.14	23d	1	1.34mi
2940 N East Ave Springfield, MO	2.0	2.0	915	$700	$0.77	13d	1	1.35mi
2337 N Delaware Ave Springfield, MO	2.0	1.0	876	$1,195	$1.36	44d	1	1.40mi

Listing history 18 events

1. 2026-06-18
   days on market $90,000 Active 29 DOM
2. 2026-06-17
   days on market $90,000 Active 28 DOM
3. 2026-06-16
   days on market $90,000 Active 27 DOM
4. 2026-06-15
   days on market $90,000 Active 26 DOM
5. 2026-06-14
   days on market $90,000 Active 24 DOM
6. 2026-06-10
   days on market $90,000 Active 21 DOM
7. 2026-06-09
   days on market $90,000 Active 20 DOM
8. 2026-06-08
   days on market $90,000 Active 19 DOM
9. 2026-06-07
   days on market $90,000 Active 18 DOM
10. 2026-06-03
    days on market $90,000 Active 14 DOM
11. 2026-06-02
    days on market $90,000 Active 13 DOM
12. 2026-06-01
    days on market $90,000 Active 12 DOM
13. 2026-05-31
    days on market $90,000 Active 11 DOM
14. 2026-05-30
    days on market $90,000 Active 10 DOM
15. 2026-05-20
    listed $90,000 Active 376-char remark

    Show marketing remark (376 chars)

    2023 N Robberson has been a wonderful rental for many years, and it is ready to move to a new investor's portfolio. It has a long-term tenant currently residing in the home for the past 8+ years. The home features off street parking and a large backyard for a family to enjoy. It is also within walking distance of a park for an added bonus to families looking to settle down!

16. 2026-04-01
    price $90,000
17. 2025-11-19
    listed $100,000 Active
18. 2022-05-06
    listed $90,000 Active

ⓘ 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: $427 · $36/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$446/yr (+$37/mo · 104.5%)

ⓘ 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 · 18 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: $11,574
• − Mortgage interest: −$5,041
• − Property taxes: −$427
• − Insurance: −$450
• − Repairs & maintenance: −$926
• − Management: −$926
• − Depreciation: −$2,618
• Taxable income: $1,186
• Est. tax owed @ 24.0%: −$285
• After-tax cash flow: $2,319/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

+0.0% since first listed

4 events — show timeline

• 2026-05-20 Listed $90,000 SOMO
• 2026-04-01 Price Changed $90,000 SOMO
• 2025-11-19 Listed $100,000 SOMO
• 2022-05-06 Listed $90,000 SOMO

Property tax history

+1.3%/yr

Latest (2025): $427 · -12.1% YoY. Source: county tax records.