2325 N Ramsey Ave · Springfield, MO 65803

$85,000

3 bd · 1.0 ba · 784 sqft · SingleFamily public records · 62 Days on market

Built 1909 Fair condition 7,405 sqft lot $108/sqft · 27% below area Est $116k · 27% 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 +7.6/10.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Property is being sold as-is.

Key facts

• 7,405 sq ft lot
• Built 1909
• Listed 61 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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); Reed Middle (math 33% / reading 44%, grade F, #202 of 391 statewide, top 54%, 512 students, 70% FRL); Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL) — zoned schools average 70% FRL vs 46% district-wide (23 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 $588 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 $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 5 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 1909 — 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 $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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 1909 — 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: 1.26% ✓
• Cap rate: 10.78%
• Cash-on-cash: 16.04%
• DSCR: 1.71
• GRM: 6.6

CMA / ARV

• ARV (median comp): $116,375
• List price: $85,000
• Delta: -26.96%
• 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
2137 N Weller Ave	0.40mi	2/1.0 (-1)	756 (-4%)	2mo	$49,900	$66	69
1420 E Livingston St	0.50mi	2/1.0 (-1)	780 (-0%)	5mo	$59,900	$77	66
2214 N Kellett Ave	0.40mi	2/1.0 (-1)	840 (+7%)	5mo	$149,900	$178	61
2319 N Weller Ave	0.35mi	3/1.0	900 (+15%)	0mo	$154,900	$172	59
2447 N Kellett Ave	0.44mi	2/1.0 (-1)	720 (-8%)	9mo	$99,900	$139	53
2212 N Kellett Ave	0.40mi	2/2.0 (-1)	720 (-8%)	7mo	$124,900	$173	53
2031 N Fremont Ave	0.41mi	2/1.0 (-1)	866 (+10%)	8mo	$99,900	$115	52
2310 N East Ave	0.30mi	2/1.0 (-1)	896 (+14%)	9mo	$69,900	$78	50
1535 E Livingston St	0.61mi	2/1.0 (-1)	696 (-11%)	1mo	$149,900	$215	47
1078 E Blaine St	0.72mi	2/1.0 (-1)	841 (+7%)	5mo	$109,900	$131	45
1406 E Nora St	0.56mi	2/1.0 (-1)	676 (-14%)	4mo	$140,000	$207	42
1622 E Turner St	0.51mi	2/1.0 (-1)	896 (+14%)	8mo	$130,000	$145	41

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: 8.3%
• Equity multiple: 1.33×
• Total profit: $7,819
• Equity at exit: $12,674

10-year hold

• IRR: 18.5%
• Equity multiple: 2.62×
• Total profit: $38,497
• Equity at exit: $7,349

Cash invested: $23,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 28 active · 18 under contract
• Months of supply: 6.2 mo (16%/mo absorbed)
• Median asking: $124,750 ($142/sqft)
• Median days on market: 61 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +4.6% vs 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: 6.6×

Monthly cashflow live

• Estimated rent: $1,069 high
• Mortgage (P&I): −$446
• Tax from tax record: −$45 /mo · $541/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $318

Break-even live

Break-even rent $666

Max offer price $85,000

Occupancy floor 65%

Sensitivity live

Price	-10% $366	-5% $342	+0% $318	+5% $294	+10% $270
Rent	-10% $234	-5% $276	+0% $318	+5% $360	+10% $403
Rate	-1.0pp $361	-0.5pp $340	base $318	+0.5pp $296	+1.0pp $274

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: $21,250
• Closing costs: $2,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2337 N Ramsey Ave Springfield, MO	2.0	1.0	882	$875	$0.99	63d	1	0.01mi
2345 N Prospect Ave Springfield, MO	2.0	1.0	792	$850	$1.07	63d	1	0.08mi
2313 N Rogers Ave Unit 1 Springfield, MO	2.0	2.0	882	$950	$1.08	63d	1	0.15mi
2508 N National Ave Springfield, MO	4.0	2.0	866	$1,195	$1.38	63d	1	0.19mi
1447 E Oakwood Ln Springfield, MO	2.0	2.0	982	$1,395	$1.42	94d	1	0.32mi
2054 N Rogers Ave Springfield, MO	2.0	1.0	888	$925	$1.04	63d	1	0.39mi
2337 N Delaware Ave Springfield, MO	2.0	1.0	876	$1,195	$1.36	94d	1	0.42mi
805 E Garfield St Springfield, MO	2.0	1.0	950	$950	$1.00	63d	1	0.63mi
2034 N Washington Ave Springfield, MO	2.0	1.0	800	$875	$1.09	94d	1	0.73mi
2940 N East Ave Springfield, MO	2.0	2.0	915	$700	$0.77	63d	1	0.79mi
1501 E Blaine St Springfield, MO	2.0	1.0	958	$695	$0.73	73d	1	0.80mi
1636 N National Ave Springfield, MO	3.0	1.5	1000	$995	$0.99	94d	1	0.80mi
407 E Dale St Apt B Springfield, MO	2.0	1.0	720	$795	$1.10	63d	1	0.87mi
1112 E Locust St Springfield, MO	2.0	1.0	840	$945	$1.12	73d	1	0.90mi
1710 E Commercial St Unit B Springfield, MO	2.0	1.0	950	$775	$0.82	94d	1	0.93mi
1034 E McCanse St Springfield, MO	3.0	1.0	910	$1,150	$1.26	73d	1	0.93mi
1529 N Weller Ave Springfield, MO	2.0	1.0	870	$995	$1.14	73d	1	0.97mi
716 E Locust St Unit A Springfield, MO	2.0	1.0	915	$850	$0.93	73d	1	1.02mi
317 E Chase St Springfield, MO	2.0	2.0	915	$1,100	$1.20	94d	1	1.05mi
2230 N Campbell Ave Springfield, MO	2.0	1.0	1084	$1,095	$1.01	94d	1	1.05mi
1306 N Frisco Ave Apt A Springfield, MO	2.0	1.5–2.0	970	$995	$1.03	63d	19	1.23mi
203 W Commercial St Unit 2F Springfield, MO	2.0	1.0	1000	$1,150	$1.15	71d	1	1.23mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	94d	1	1.27mi
2650 N Barnes Ave Apt C22 Springfield, MO	2.0	2.0	1100	$1,000	$0.91	94d	1	1.27mi
1409 N Washington Ave Springfield, MO	2.0	1.0	839	$1,405	$1.67	63d	2	1.28mi

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residence
• Construction: Above-grade finished area: 784
• Exterior features: Lot of about 0.17 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Has heatingNo central cooling
• Interior features: Has heatingHeating type: Other

Listing history 50 events

1. 2026-07-21
   days on market $85,000 Active 62 DOM
2. 2026-07-18
   days on market $85,000 Active 59 DOM
3. 2026-07-16
   days on market $85,000 Active 57 DOM
4. 2026-07-16
   days on market $85,000 Active 56 DOM
5. 2026-07-14
   days on market $85,000 Active 55 DOM
6. 2026-07-13
   days on market $85,000 Active 54 DOM
7. 2026-07-12
   days on market $85,000 Active 53 DOM
8. 2026-07-11
   days on market $85,000 Active 52 DOM
9. 2026-07-10
   days on market $85,000 Active 51 DOM
10. 2026-07-09
    days on market $85,000 Active 50 DOM
11. 2026-07-08
    days on market $85,000 Active 49 DOM
12. 2026-07-07
    days on market $85,000 Active 48 DOM
13. 2026-07-06
    days on market $85,000 Active 47 DOM
14. 2026-07-05
    days on market $85,000 Active 46 DOM
15. 2026-07-04
    days on market $85,000 Active 45 DOM
16. 2026-07-03
    days on market $85,000 Active 44 DOM
17. 2026-07-02
    days on market $85,000 Active 43 DOM
18. 2026-07-01
    days on market $85,000 Active 42 DOM
19. 2026-06-30
    days on market $85,000 Active 41 DOM
20. 2026-06-29
    days on market $85,000 Active 40 DOM
21. 2026-06-28
    days on market $85,000 Active 39 DOM
22. 2026-06-28
    days on market $85,000 Active 38 DOM
23. 2026-06-27
    days on market $85,000 Active 37 DOM
24. 2026-06-25
    days on market $85,000 Active 35 DOM
25. 2026-06-23
    days on market $85,000 Active 33 DOM
26. 2026-06-22
    days on market $85,000 Active 32 DOM
27. 2026-06-18
    days on market $85,000 Active 29 DOM
28. 2026-06-17
    days on market $85,000 Active 28 DOM
29. 2026-06-16
    days on market $85,000 Active 27 DOM
30. 2026-06-15
    days on market $85,000 Active 26 DOM
31. 2026-06-14
    days on market $85,000 Active 24 DOM
32. 2026-06-10
    days on market $85,000 Active 21 DOM
33. 2026-06-09
    days on market $85,000 Active 20 DOM
34. 2026-06-08
    days on market $85,000 Active 19 DOM
35. 2026-06-07
    days on market $85,000 Active 18 DOM
36. 2026-06-03
    days on market $85,000 Active 14 DOM
37. 2026-06-02
    days on market $85,000 Active 13 DOM
38. 2026-06-01
    days on market $85,000 Active 12 DOM
39. 2026-05-31
    days on market $85,000 Active 11 DOM
40. 2026-05-30
    statusdays on market $85,000 Active 10 DOM
41. 2026-05-14
    listed $85,000 Active 29-char remark
42. 2025-02-27
    historical $895
43. 2025-01-10
    listed $895
44. 2024-09-21
    historical $895
45. 2024-09-05
    listed $895
46. 2023-07-18
    historical
47. 2019-07-25
    soldstatus $565,000
48. 2016-01-07
    listed $57,765
49. 2006-06-01
    soldstatus
50. 1998-12-01
    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: $541 · $45/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$284/yr (+$24/mo · 52.5%)

ⓘ 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 3/10 Moderate
• 🌡 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: $12,826
• − Mortgage interest: −$4,761
• − Property taxes: −$541
• − Insurance: −$425
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$2,473
• Taxable income: $2,574
• Est. tax owed @ 24.0%: −$618
• After-tax cash flow: $3,200/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 · 3 photos

Fair 45/100 Moderate rehab Est. rehab $19,600–$35,280 screening

The home requires significant repairs and updates to its roof and exterior siding, as well as interior improvements to increase its value and appeal.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.

Repairs flagged

• Major roof — Significant wear and tear visible.
• Moderate exterior siding — Minor discoloration and damage present.

Value-add opportunities

• Both repair roof — A new roof would significantly increase the home's value and appeal. ↑
• Both paint exterior — Fresh paint would improve curb appeal and home value. ↑
• Both repair exterior siding — Addressing minor damage would enhance the home's appearance and value. ↑
• Both update interior paint — Fresh paint inside would improve the home's appeal and value. ↑
• Both update flooring — Upgrading flooring would enhance the home's appeal and value. ↑
• Both update kitchen and bathrooms — Updating these areas would significantly increase the home's value and appeal. ↑

ⓘ 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 40/100

Zoned Schools

Elementary Robberson Elem. F MO #813/1,115 Nat'l #26,716/41,679 Middle Reed Middle F MO #202/391 Nat'l #6,453/14,009 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 reported

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residence
• Construction: Above-grade finished area: 784
• Exterior features: Lot of about 0.17 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Has heatingNo central cooling
• Interior features: Has heatingHeating type: Other

Price history

+47.1% since first listed

12 events — show timeline

• 2026-05-30 Relisted — SOMO
• 2026-05-23 Pending — SOMO
• 2026-05-14 Listed $85,000 SOMO
• 2025-02-27 Rental Removed $895 APPFOLIO
• 2025-01-10 Listed for Rent $895 APPFOLIO
• 2024-09-21 Rental Removed $895 APPFOLIO
• 2024-09-05 Listed for Rent $895 APPFOLIO
• 2023-07-18 Rental Removed — APPFOLIO
• 2019-07-25 Sold (Public Records) $565,000 Public Records
• 2016-01-07 Listed $57,765 SOMO
• 2006-06-01 Sold (Public Records) — Public Records
• 1998-12-01 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $541 · +25.6% YoY. Source: county tax records.