1037 N Brown Ave · Springfield, MO 65802

$155,000

3 bd · 2.0 ba · 1,376 sqft · SingleFamily public records · 35 Days on market

Built 1954 7,841 sqft lot $113/sqft · 6% below area Est $165k · 6% under

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Why this score? — see what drove the D 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 +11.7/30.0
• ARV discount +10.2/15.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• DSCR +3.4/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for an investor or future owner-occupant. Tenant currently in place. Conveniently located on Springfield's west side with quick access to shopping, dining, and downtown amenities.

Key facts

• 7,841 sq ft lot
• Garage
• Built 1954

Property features AI

Exterior

• Parking: Has garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Exterior features: Asphalt road access; Lot about 0.18 acres

Interior

• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: No heating specified; No cooling specified
• Interior features: Laundry on the main level
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-45 ($-541/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (27.5% below list).
• Recommended offer: $112k (27.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.6% in Springfield — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Bissett Elem. (math 22% / reading 27%, grade F, #879 of 1,115 statewide, top 81%, 215 students, 86% FRL); Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL) — zoned schools average 68% FRL vs 46% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 512 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1k of loan paydown is wiped out by about $5k 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 ($150k) 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 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $112,388 (27.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.73% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.25%
• DSCR: 0.94
• GRM: 11.5

CMA / ARV

• ARV (median comp): $164,943
• List price: $155,000
• Delta: -6.03%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2336 W Nichols St	0.19mi	3/2.0	1,391 (+1%)	3mo	$147,900	$106	87
1024 N Brown Ave	0.04mi	2/1.0 (-1)	1,258 (-9%)	2mo	$100,000	$79	73
939 N Brown Ave	0.09mi	4/2.0 (+1)	1,190 (-14%)	1mo	$159,900	$134	67
735 N Brown Ave	0.26mi	3/2.0	1,209 (-12%)	1mo	$115,000	$95	67
1027 Warren Ave	0.25mi	3/2.0	1,209 (-12%)	2mo	$180,000	$149	66
2930 W Lynn St	0.54mi	3/1.0	1,317 (-4%)	0mo	$149,900	$114	63
718 N Hillcrest Ave	0.61mi	4/2.0 (+1)	1,300 (-6%)	3mo	$154,500	$119	55
903 N Lexington Ave	0.67mi	4/2.0 (+1)	1,306 (-5%)	2mo	$174,999	$134	53
521 N Warren Ave	0.50mi	2/1.0 (-1)	1,260 (-8%)	2mo	$119,500	$95	52
2157 W Phelps St	0.58mi	3/1.0	1,514 (+10%)	1mo	$164,900	$109	51
1735 W Webster St	0.68mi	3/2.0	1,176 (-14%)	2mo	$185,000	$157	42
1929 W Calhoun St	0.54mi	2/1.0 (-1)	1,190 (-14%)	3mo	$39,900	$34	40

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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.40×
• Total profit: $-25,962
• Equity at exit: $23,111

10-year hold

• IRR: -5.9%
• Equity multiple: 0.59×
• Total profit: $-17,658
• Equity at exit: $13,402

Cash invested: $43,400 (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 65802

• Home prices YoY: -31.9%
• Rents YoY: 4.8%
• Active inventory: 512
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,124 high
• Mortgage (P&I): −$813
• Tax from tax record: −$56 /mo · $667/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $-45

Break-even live

Break-even rent $1,181

Max offer price $147,032

Occupancy floor 99%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
741 N West Ave Springfield, MO	2.0	1.0	912	$950	$1.04	43d	1	0.23mi
740 N West Ave Springfield, MO	3.0	1.0	900	$995	$1.11	23d	1	0.24mi
3016 W Hovey St Springfield, MO	3.0	2.0	1059	$1,350	$1.27	43d	1	0.66mi
2602 W College St Springfield, MO	2.0	1.0	1350	$995	$0.74	13d	1	0.78mi
3031 W Pacific St Springfield, MO	3.0	1.5	1008	$1,295	$1.28	21d	1	0.89mi
2854 W Walnut St Springfield, MO	3.0	1.0	945	$995	$1.05	21d	1	0.96mi
2541 W Lincoln St Springfield, MO	2.0	1.0	1034	$975	$0.94	43d	1	0.97mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	23d	1	0.99mi
2412 W Lincoln St Springfield, MO	3.0	1.0	1260	$1,295	$1.03	23d	1	1.00mi
3028 W Walnut St Springfield, MO	2.0	1.0	975	$850	$0.87	21d	1	1.06mi
250 N Hilton Ave Springfield, MO	2.0	2.0	1153	$628	$0.54	13d	1	1.08mi
3002 W Elm St Springfield, MO	3.0	2.0	1128	$1,295	$1.15	21d	1	1.08mi
2117 N Lexington Ave Springfield, MO	3.0	1.0	1040	$1,195	$1.15	43d	1	1.33mi
547 S Hilton Ave Springfield, MO	3.0	1.0	1008	$1,175	$1.17	43d	1	1.35mi
2126 N Lexington Ave Springfield, MO	2.0	1.0	990	$895	$0.90	13d	1	1.36mi
2204 W Madison St Springfield, MO	3.0	1.0	960	$1,095	$1.14	13d	1	1.38mi
2222 N Hillcrest Ave Springfield, MO	3.0	2.0	1800	$1,395	$0.78	43d	1	1.38mi
1200 W Walnut St Springfield, MO	2.0	2.0	1000	$995	$0.99	13d	3	1.45mi
539 S Fort Ave Springfield, MO	2.0	1.0	1500	$1,025	$0.68	13d	1	1.49mi

Listing history 23 events

1. 2026-06-18
   days on market $155,000 Active 35 DOM
2. 2026-06-17
   days on market $155,000 Active 34 DOM
3. 2026-06-16
   days on market $155,000 Active 33 DOM
4. 2026-06-15
   days on market $155,000 Active 32 DOM
5. 2026-06-14
   days on market $155,000 Active 30 DOM
6. 2026-06-10
   days on market $155,000 Active 27 DOM
7. 2026-06-09
   days on market $155,000 Active 26 DOM
8. 2026-06-08
   days on market $155,000 Active 25 DOM
9. 2026-06-07
   days on market $155,000 Active 24 DOM
10. 2026-06-03
    days on market $155,000 Active 20 DOM
11. 2026-06-02
    days on market $155,000 Active 19 DOM
12. 2026-06-01
    days on market $155,000 Active 18 DOM
13. 2026-05-31
    days on market $155,000 Active 17 DOM
14. 2026-05-30
    days on market $155,000 Active 16 DOM
15. 2026-05-14
    listed $155,000 Active 197-char remark
16. 2024-11-08
    historical $1,395
17. 2024-08-14
    listed $1,395
18. 2019-06-07
    soldstatus $300,000
19. 2018-11-29
    listed $75,000
20. 2016-12-02
    listed $881,000
21. 2016-02-23
    listed $88,849
22. 2006-08-25
    soldstatus
23. 1998-08-27
    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: $667 · $56/mo
• Projected year-2 tax: $1,504 · $125/mo
• Expected delta: +$837/yr (+$70/mo · 125.6%)

ⓘ 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 ≥104°F today · 20 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: $13,487
• − Mortgage interest: −$8,682
• − Property taxes: −$667
• − Insurance: −$775
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$4,509
• Taxable loss: −$3,304
• Est. tax savings @ 24.0%: +$793
• After-tax cash flow: $252/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): 46,739
• Household income: $55,019
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 1818.0

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 (81%)
• Race & ethnicity: White 81% Two or more races 8% Hispanic / Latino 5% Black 4% Asian 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 2% Vietnamese 1% Other Indo-European 1%

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: ▼ -99.72%
• Current HPI: 212.9826
• Rent YoY: ▲ 4.82%
• 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

+74.5% since first listed

9 events — show timeline

• 2026-05-14 Listed $155,000 SOMO
• 2024-11-08 Rental Removed $1,395 APPFOLIO
• 2024-08-14 Listed for Rent $1,395 APPFOLIO
• 2019-06-07 Sold (Public Records) $300,000 Public Records
• 2018-11-29 Listed $75,000 SOMO
• 2016-12-02 Listed $881,000 SOMO
• 2016-02-23 Listed $88,849 SOMO
• 2006-08-25 Sold (Public Records) — Public Records
• 1998-08-27 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $667 · +13.6% YoY. Source: county tax records.