1126 N Rogers Ave · Springfield, MO 65802

$145,000

4 bd · 1.5 ba · 1,373 sqft · SingleFamily public records · 97 Days on market

Built 1929 8,712 sqft lot $106/sqft · 10% below area Est $161k · 10% 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 +22.5/30.0
• ARV discount +11.9/15.0
• DSCR +7.2/10.0
• 1% rule +4.9/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 4 bedroom home features a spacious living room and an updated, practical kitchen with sleek dark cabinets, granite countertops, and stainless-steel appliances, including a refrigerator, dishwasher, and electric range. Hardwood flooring runs throughout the home, adding warmth and character. The main level offers three comfortable bedrooms, while an additional loft-style bedroom upstairs provides extra space that could also serve as a guest room, office, or flex area. Just minutes from Evangel University and Springfield's iconic Hammons Field.

Key facts

• Hardwood flooring
• Dark cabinets
• Updated kitchen

Tags

• SPACIOUS LIVING ROOM
• UPDATED KITCHEN
• DARK CABINETS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• HARDWOOD FLOORING

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/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 $143k (1.3% below list).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 (+4.8%/yr); 512 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• This rent runs 31% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 97 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1929 — 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 $131,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 8.32%
• Cash-on-cash: 7.24%
• DSCR: 1.32
• GRM: 8.4

CMA / ARV

• ARV (median comp): $160,697
• List price: $145,000
• Delta: -9.77%
• 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
922 N Prospect Ave	0.21mi	3/1.0 (-1)	1,245 (-9%)	2mo	$125,000	$100	66
1530 N National Ave	0.46mi	3/1.0 (-1)	1,318 (-4%)	3mo	$135,000	$102	62
1454 N Sherman Ave	0.57mi	3/1.0 (-1)	1,356 (-1%)	3mo	$115,000	$85	62
1414 N Clay Ave	0.61mi	3/1.0 (-1)	1,376 (+0%)	7mo	$149,900	$109	58
1216 E Commercial St	0.68mi	3/2.0 (-1)	1,389 (+1%)	3mo	$55,000	$40	57
1305 N Frisco Ave	0.40mi	5/2.0 (+1)	1,452 (+6%)	10mo	$179,900	$124	56
1440 E Locust St	0.45mi	3/1.0 (-1)	1,200 (-13%)	3mo	$160,000	$133	48
1134 N Clay Ave	0.57mi	4/2.0	1,550 (+13%)	9mo	$160,000	$103	43
1036 E Blaine St	0.71mi	4/2.0	1,194 (-13%)	6mo	$130,000	$109	38
1542 E Blaine St	0.66mi	3/1.0 (-1)	1,230 (-10%)	12mo	$175,000	$142	35
823 E Webster St	0.54mi	3/2.0 (-1)	1,561 (+14%)	14mo	$159,900	$102	33
1421 E Commercial St	0.69mi	3/1.0 (-1)	1,200 (-13%)	12mo	$164,900	$137	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 · 4.82% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-5,277
• Equity at exit: $21,620

10-year hold

• IRR: 8.0%
• Equity multiple: 1.66×
• Total profit: $26,653
• Equity at exit: $12,537

Cash invested: $40,600 (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 65802

• Home prices YoY: -31.9%
• Rents YoY: 4.8%
• Active inventory: 512
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,431 high
• Mortgage (P&I): −$760
• Tax from tax record: −$65 /mo · $776/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $245

Break-even live

Break-even rent $1,121

Max offer price $145,000

Occupancy floor 78%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
916 N Pickwick Ave Springfield, MO	4.0	3.0	1827	$1,700	$0.93	13d	1	0.28mi
1339 E Division St Springfield, MO	3.0	2.0	1186	$1,350	$1.14	23d	1	0.34mi
1442 N Texas Ave Springfield, MO	3.0	2.0	1626	$1,400	$0.86	43d	1	0.49mi
1439 N Texas Ave Springfield, MO	4.0	2.0	1608	$1,195	$0.74	43d	1	0.51mi
1636 N National Ave Springfield, MO	3.0	1.5	1000	$995	$0.99	43d	1	0.54mi
1530 N Robberson Ave Springfield, MO	3.0	2.0	1122	$1,425	$1.27	43d	1	1.09mi
2153 N National Ave Springfield, MO	3.0	1.0	1163	$1,195	$1.03	13d	1	1.10mi
2221 N Weller Ave Springfield, MO	3.0	2.0	1215	$1,395	$1.15	13d	1	1.15mi
2323 E Division St Springfield, MO	4.0	2.0	1156	$1,495	$1.29	23d	1	1.32mi
2154 E Cairo St Springfield, MO	3.0	2.0	1100	$1,395	$1.27	43d	1	1.43mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	23d	1	1.45mi

Listing history 19 events

1. 2026-06-18
   days on market $145,000 Active 97 DOM
2. 2026-06-17
   days on market $145,000 Active 96 DOM
3. 2026-06-16
   days on market $145,000 Active 95 DOM
4. 2026-06-15
   days on market $145,000 Active 94 DOM
5. 2026-06-14
   days on market $145,000 Active 92 DOM
6. 2026-06-10
   days on market $145,000 Active 89 DOM
7. 2026-06-09
   days on market $145,000 Active 88 DOM
8. 2026-06-08
   days on market $145,000 Active 87 DOM
9. 2026-06-07
   days on market $145,000 Active 86 DOM
10. 2026-06-03
    days on market $145,000 Active 82 DOM
11. 2026-06-02
    days on market $145,000 Active 81 DOM
12. 2026-06-01
    days on market $145,000 Active 80 DOM
13. 2026-05-31
    days on market $145,000 Active 79 DOM
14. 2026-05-30
    days on market $145,000 Active 78 DOM
15. 2026-03-11
    listed $145,000 Active 552-char remark

    Show marketing remark (552 chars)

    This 4 bedroom home features a spacious living room and an updated, practical kitchen with sleek dark cabinets, granite countertops, and stainless-steel appliances, including a refrigerator, dishwasher, and electric range. Hardwood flooring runs throughout the home, adding warmth and character. The main level offers three comfortable bedrooms, while an additional loft-style bedroom upstairs provides extra space that could also serve as a guest room, office, or flex area. Just minutes from Evangel University and Springfield's iconic Hammons Field.

16. 2025-05-01
    listed $145,000 Active
17. 2021-05-21
    soldstatus
18. 2021-05-21
    soldstatus
19. 2003-06-09
    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: $776 · $65/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$630/yr (+$53/mo · 81.2%)

ⓘ 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
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,171
• − Mortgage interest: −$8,122
• − Property taxes: −$776
• − Insurance: −$725
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$4,218
• Taxable income: $582
• Est. tax owed @ 24.0%: −$140
• After-tax cash flow: $2,800/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

+0.0% since first listed

5 events — show timeline

• 2026-03-11 Listed $145,000 SOMO
• 2025-05-01 Listed $145,000 SOMO
• 2021-05-21 Sold (Public Records) — Public Records
• 2021-05-21 Sold (Public Records) — Public Records
• 2003-06-09 Sold (Public Records) — Public Records

Property tax history

+6.7%/yr

Latest (2025): $776 · +7.8% YoY. Source: county tax records.