434 W Evergreen St · Springfield, MO 65803

$135,000

3 bd · 1.5 ba · 1,248 sqft · SingleFamily public records · 35 Days on market

Built 1962 0.41 ac lot $108/sqft · 23% below area Est $175k · 23% under

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Why this score? — see what drove the C- 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 +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +3.6/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity in a convenient north Springfield location near the Fairgrounds and I-44. This 3 bed, 1.5 bath home offers strong rental or value-add potential with quick access to downtown, shopping, dining, and major roadways. Functional layout with additional space and long-term upside for investors or owner-occupants looking for an affordable property with potential. Sold as-is.

Key facts

• Functional layout
• Affordable property
• 0.41 acre lot

Tags

• NORTH SPRINGFIELD LOCATION
• QUICK ACCESS TO DOWNTOWN
• STRONG RENTAL POTENTIAL
• FUNCTIONAL LAYOUT
• AFFORDABLE PROPERTY

Property features AI

Finance

• Financial info: Tax information available
• HOA & community: HOA information not provided

Exterior

• Parking: Has garage; 1-car garage
• Security: Security details not provided
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story
• Construction: Construction details not provided
• Exterior features: Lot approximately 0.41 acre; Directions: From Grant and Norton head south on Grant. Turn left (east) on Evergreen and house is on the right (south) side of the road.; Subdivision: Greene-Not in List

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms information not provided
• Flooring: Flooring details not provided
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas heating; Other heating type; No cooling
• Interior features: Single-level living
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $68 ($815/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (13.3% below list).
• Recommended offer: $117k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Watkins Elem. (math 17% / reading 32%, grade F, #879 of 1,115 statewide, top 81%, 250 students, 82% FRL); Hillcrest High (math 9% / reading 35%, grade F, #462 of 521 statewide, top 90%, 1,017 students, 64% FRL) — zoned schools average 73% FRL vs 46% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 39% district-wide (-16 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $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.
• 5 sale attempts since 20y 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

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,089 (13.3% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.16%
• DSCR: 1.10
• GRM: 9.6

CMA / ARV

• ARV (median comp): $174,958
• List price: $135,000
• Delta: -22.84%
• 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
2755 N Campbell Ave	0.12mi	3/2.0	1,137 (-9%)	0mo	$172,000	$151	77
733 W Kerr St	0.27mi	3/1.0	1,188 (-5%)	2mo	$185,000	$156	75
2525 N Campbell Ave	0.42mi	3/1.0	1,216 (-3%)	3mo	$159,000	$131	71
2622 N Summit Ave	0.64mi	3/1.5	1,308 (+5%)	1mo	$169,900	$130	61
624 E Livingston St	0.55mi	3/2.0	1,170 (-6%)	2mo	$199,900	$171	60
2801 N Summit Ave	0.55mi	3/2.0	1,338 (+7%)	3mo	$204,900	$153	58
919 W Woodridge St	0.41mi	3/2.0	1,088 (-13%)	4mo	$149,500	$137	55
2641 N Pierce Ave	0.68mi	3/1.5	1,104 (-12%)	5mo	$175,000	$159	45
3144 N Pierce Ave	0.73mi	3/2.0	1,124 (-10%)	4mo	$184,900	$165	44
725 E Smith St	0.75mi	3/2.0	1,372 (+10%)	3mo	$225,000	$164	44
1141 W Talmage St	0.68mi	3/1.0	1,074 (-14%)	3mo	$149,900	$140	40
2324 N Concord Ave	0.70mi	3/1.0	1,064 (-15%)	3mo	$90,000	$85	38

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: -11.6%
• Equity multiple: 0.57×
• Total profit: $-16,102
• Equity at exit: $20,129

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-2,348
• 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: 9.6×

Monthly cashflow live

• Estimated rent: $1,171 high
• Mortgage (P&I): −$708
• Tax from tax record: −$93 /mo · $1,115/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $68

Break-even live

Break-even rent $1,085

Max offer price $135,000

Occupancy floor 89%

Sensitivity live

Price	-10% $144	-5% $106	+0% $68	+5% $30	+10% $-9
Rent	-10% $-25	-5% $22	+0% $68	+5% $114	+10% $160
Rate	-1.0pp $136	-0.5pp $102	base $68	+0.5pp $33	+1.0pp $-3

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 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1127 W Talmage St Springfield, MO	3.0	2.0	1160	$1,650	$1.42	44d	1	0.64mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	44d	1	0.77mi
2940 N East Ave Springfield, MO	2.0	2.0	915	$700	$0.77	14d	1	0.87mi
1034 E McCanse St Springfield, MO	3.0	1.0	910	$1,150	$1.26	24d	1	0.95mi
407 E Dale St Apt B Springfield, MO	2.0	1.0	720	$795	$1.10	14d	1	0.98mi
2120 N Johnston Ave Springfield, MO	2.0	1.0	880	$925	$1.05	44d	1	1.08mi
2034 N Washington Ave Springfield, MO	2.0	1.0	800	$875	$1.09	44d	1	1.12mi
2508 N National Ave Springfield, MO	4.0	2.0	866	$1,195	$1.38	14d	1	1.18mi
3218 N National Ave Springfield, MO	3.0	2.0	1482	$1,495	$1.01	44d	1	1.21mi
805 E Garfield St Springfield, MO	2.0	1.0	950	$950	$1.00	14d	1	1.22mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	44d	1	1.22mi
2337 N Ramsey Ave Springfield, MO	2.0	1.0	882	$875	$0.99	14d	1	1.28mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	22d	1	1.33mi
2345 N Prospect Ave Springfield, MO	2.0	1.0	792	$850	$1.07	14d	1	1.33mi
2153 N National Ave Springfield, MO	3.0	1.0	1163	$1,195	$1.03	14d	1	1.34mi
2126 N Lexington Ave Springfield, MO	2.0	1.0	990	$895	$0.90	14d	1	1.39mi
2313 N Rogers Ave Unit 1 Springfield, MO	2.0	2.0	882	$950	$1.08	14d	1	1.41mi
2117 N Lexington Ave Springfield, MO	3.0	1.0	1040	$1,195	$1.15	44d	1	1.42mi

Listing history 22 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 398-char remark
16. 2019-04-18
    soldstatus $350,000
17. 2018-11-29
    listed $70,000
18. 2016-01-15
    listed $123,273
19. 2008-06-17
    listed $129,900
20. 2006-10-12
    listed $85,000
21. 2006-09-25
    soldstatus
22. 2004-12-02
    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: $1,115 · $93/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$195/yr (+$16/mo · 17.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 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: $14,051
• − Mortgage interest: −$7,562
• − Property taxes: −$1,115
• − Insurance: −$675
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$3,927
• Taxable loss: −$1,477
• Est. tax savings @ 24.0%: +$354
• After-tax cash flow: $1,169/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

+58.8% since first listed

8 events — show timeline

• 2026-05-14 Listed $135,000 SOMO
• 2019-04-18 Sold (Public Records) $350,000 Public Records
• 2018-11-29 Listed $70,000 SOMO
• 2016-01-15 Listed $123,273 SOMO
• 2008-06-17 Listed $129,900 SOMO
• 2006-10-12 Listed $85,000 SOMO
• 2006-09-25 Sold (Public Records) — Public Records
• 2004-12-02 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,115 · -1.9% YoY. Source: county tax records.