1241 S Ferguson Ave · Springfield, MO 65807

$70,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 2 Days on market

Built 1920 7,405 sqft lot Est $114k · 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming opportunity in a neighborhood full of character and potential! This 2-bedroom, 1-bath home is ready for a new vision and offers the perfect canvas for investors, flippers, or buyers looking to build equity. Inside, you'll find a functional layout featuring 2 bedrooms, 1 bath, and a dedicated dining room. The cellar provides valuable storage space along with a designated area for laundry. Step outside to a generously sized backyard--ideal for creating an outdoor oasis. With the right updates, this property could shine as a profitable flip, a solid rental, or an affordable first home for someone handy and ready to make it their own. Excellent investment potential for the right buyer!

Key facts

• 7,405 sq ft lot
• Garage
• Built 1920

Tags

• DEDICATED DINING ROOM
• GENEROUSLY SIZED BACKYARD
• VALUABLE STORAGE SPACE
• DESIGNATED AREA FOR LAUNDRY

Property features AI

Finance

• Other: Lot size approximately 0.17 acre; Subdivision: Edgewood Park

Exterior

• Parking: Detached garage with 1 parking space; Driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-level; Residential property; Vinyl siding
• Construction: Composition roof; Vinyl siding construction
• Exterior features: Asphalt road frontage on a city street; Publicly maintained road

Interior

• Kitchen: Refrigerator
• Flooring: Carpet; Tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Rain gutters; Front porch
• Laundry & utility: Washer; Laundry in basement; Basement present

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($972 rent vs $70k).
• Cap rate 11.9% 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: Sunshine Elem. (math 22% / reading 32%, grade F, #850 of 1,115 statewide, top 78%, 351 students, 75% FRL); Jarrett Middle (math 19% / reading 40%, grade F, #291 of 391 statewide, top 76%, 445 students, 70% FRL); Parkview High (math 11% / reading 40%, grade F, #433 of 521 statewide, top 83%, 1,234 students, 62% FRL) — zoned schools average 69% FRL vs 46% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 249 active listings in the ZIP; 19 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 $484 of loan paydown is wiped out by about $2k 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 + 2.6% rent growth), your $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $70,000

Questions for the listing agent

1. Built in 1920 — 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: 1.39% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.89%
• DSCR: 1.89
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $114,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1241 S Ferguson Ave	0.00mi	2/1.0	672 (0%)	1mo	$70,000	$104	99
1121 S Fort Ave	0.13mi	2/1.0	741 (+10%)	4mo	$67,000	$90	73
1055 S New Ave	0.23mi	2/1.0	724 (+8%)	5mo	$149,900	$207	73
1009 S Ferguson Ave	0.30mi	1/1.0 (-1)	679 (+1%)	13mo	$119,500	$176	69
906 S Kansas Ave	0.52mi	2/1.0	660 (-2%)	10mo	$69,900	$106	65
1524 S Thelma Ave	0.46mi	2/1.0	648 (-4%)	10mo	$110,000	$170	64
810 W Minota St	0.50mi	2/1.0	620 (-8%)	1mo	$139,900	$226	63
1012 S Fort Ave	0.30mi	2/1.0	768 (+14%)	1mo	$105,000	$137	62
1080 S Fort Ave	0.16mi	1/1.0 (-1)	720 (+7%)	20mo	$92,500	$128	59
626 W Minota St	0.60mi	2/1.0	725 (+8%)	6mo	$159,900	$221	54
1310 W State St	0.70mi	2/1.0	728 (+8%)	3mo	$114,900	$158	51
657 S Newton Ave	0.73mi	2/1.0	624 (-7%)	6mo	$109,900	$176	49

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 · 2.6% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.46×
• Total profit: $8,953
• Equity at exit: $10,437

10-year hold

• IRR: 20.2%
• Equity multiple: 2.67×
• Total profit: $32,816
• Equity at exit: $6,052

Cash invested: $19,600 (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 65807

• Rents YoY: 2.6%
• Active inventory: 249
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $972 high
• Mortgage (P&I): −$367
• Tax from tax record: −$47 /mo · $560/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $325

Break-even live

Break-even rent $561

Max offer price $70,000

Occupancy floor 62%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
810 W Catalpa St Apt 316 Springfield, MO	1.0	1.0	581	$551	$0.95	23d	1	0.23mi
1017 W Washita St Unit 2 Springfield, MO	1.0	1.0	585	$825	$1.41	13d	1	0.74mi
1634 S Marion Ave Springfield, MO	3.0	1.0–2.0	845	$1,404	$1.66	13d	23	0.82mi
901 South Ave Springfield, MO	2.0–3.0	1.0–2.0	695	$825	$1.19	43d	1	0.88mi
806 South Ave Springfield, MO	1.0	1.0	670	$1,085	$1.62	13d	3	0.98mi
755 South Ave Unit 2 Springfield, MO	1.0	1.0	600	$850	$1.42	23d	1	0.99mi
301 W State St Unit D Springfield, MO	1.0	1.0	570	$875	$1.54	23d	1	1.04mi
745 S Jefferson Ave Unit 1 Springfield, MO	1.0	1.0	410	$795	$1.94	23d	1	1.08mi
745 S Jefferson Ave Unit 6 Springfield, MO	1.0	1.0	500	$850	$1.70	43d	1	1.08mi
1911 W Elm St Springfield, MO	2.0	1.0	580	$875	$1.51	43d	1	1.16mi
733 W College St Springfield, MO	1.0	1.0	700	$750	$1.07	13d	1	1.21mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	13d	1	1.30mi
305 S Campbell Ave Unit 208 Springfield, MO	1.0	1.0	649	$975	$1.50	13d	1	1.30mi
511 E Cherry St Unit 8 Springfield, MO	1.0	1.0	500	$775	$1.55	13d	1	1.36mi
511 E Cherry St Unit 2 Springfield, MO	1.0	1.0	700	$850	$1.21	43d	1	1.36mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	23d	5	1.36mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	13d	4	1.36mi
209 W McDaniel St Unit 209-207 Springfield, MO	1.0	1.0	700	$950	$1.36	43d	1	1.37mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	13d	8	1.43mi

Listing history 3 events

1. 2026-05-01
   status Pending
2. 2026-04-28
   listed $70,000 Active
3. 2013-05-14
   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: $560 · $47/mo
• Projected year-2 tax: $679 · $57/mo
• Expected delta: +$118/yr (+$10/mo · 21.1%)

ⓘ 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 · 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: $11,664
• − Mortgage interest: −$3,921
• − Property taxes: −$560
• − Insurance: −$350
• − Repairs & maintenance: −$933
• − Management: −$933
• − Depreciation: −$2,036
• Taxable income: $2,930
• Est. tax owed @ 24.0%: −$703
• After-tax cash flow: $3,196/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): 56,659
• Household income: $53,870
• Rent vs Own: 55.5% rent · 44.5% own
• Severe rent burden: 3420.0

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 7% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 1% Arabic 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: ▼ -205.97%
• Current HPI: 210.4358
• Rent YoY: ▲ 2.60%
• 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

3 events — show timeline

• 2026-05-01 Pending — SOMO
• 2026-04-28 Listed $70,000 SOMO
• 2013-05-14 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $560 · +17.5% YoY. Source: county tax records.