Investor Alert: 1910 Character Frame Home – Offered at $179,900

This spacious 2,074-square-foot historic single-family residence, constructed in 1910, is located at 110 W Basin Street in the peaceful, highly convenient community of Rogersville, Missouri (Zip Code 65742). Positioned at an attractive and highly competitive price point of $179,900 to directly account for its remaining modernization needs, this two-story traditional character home features four bedrooms and two full bathrooms.

Listed by: Loren B Winter 417-848-5195, Realty ONE Group Grand, Margaret Szewczyk 508-851-7833, Realty ONE Group Grand

Nestled on an expansive 0.46-acre village parcel within the high-growth Springfield metropolitan area, this property represents a prime, high-yield opportunity for preservation flippers, buy-and-hold portfolio landlords, or budget-focused buyers ready to deploy sweat equity and build immediate value.

The residence establishes a classic Midwestern turn-of-the-century footprint, featuring an traditional covered front porch assembly and high vertical window distributions. Inside, the 2,074-square-foot floor plan provides an uncharacteristically large layout for a home of this vintage, offering a practical geometry and highly generous room sizes. For an investor or contractor, this solid structural shell serves as an ideal blank canvas—offering an excellent framework to open up tight configurations, update mechanical infrastructure, and completely modernize finishes to capture deep market equity quickly.

🏛️ Interior Floor Plan Layout & Spatial Strategy

The multi-level interior is highly functional, dividing social zones from the private sleeping quarters to easily accommodate a large or multi-generational household:

The Ground Floor Core: Opens into a formal front living parlor that transitions smoothly into a separate formal dining room hall and a generous independent kitchen core. The main tier also hosts flexible bedroom and full utility bathroom configurations, creating a highly accessible, stair-free setup that is perfect for a main-floor guest suite, remote executive office, or related-living quarters.

The Upper Bedroom Wing: A central staircase leads to the second tier, which houses the remaining generously proportioned family bedrooms and a secondary full family bathroom. The rooms feature standard early-1900s clearances and deep windows that flood the upper level with natural light while looking out over the expansive property grounds.

🌳 Generous Half-Acre Town Lot & Capital Strategy

The property sits on an unusually large 0.46-acre (20,037-square-foot) level parcel that offers an exceptional outdoor lifestyle canvas:

The Backyard Haven: The expansive lawn provides an incredible footprint to construct a massive detached multi-car workshop garage, build secure pet runs and children’s play zones, or cultivate an extensive organic vegetable garden and private orchard.

⚠️ Real Estate Restoration Advisory & Underwriting Directives: The property is moving through the market in a strict, active “as-is” condition, and the seller will execute no repairs, municipal compliance remedies, or clean-out tasks. To restore the residence to safe modern standards, an incoming operator should budget for a comprehensive mechanical and cosmetic overview (including HVAC, plumbing, roof certification, and kitchen/bath build-outs).
Due to the current deferred maintenance profile, the property will not qualify for traditional FHA, VA, or USDA single-family mortgages. Transactions must be supported via liquid cash reserves or specialized conventional rehabilitation/construction loan portfolios.

📋 Property Specifications

💰 Price: $179,900

📍 Address: 110 W Basin Street, Rogersville, MO 65742 (Webster/Greene County Corridor)

📐 Interior Size: 2,074 livable above-grade sqft (Two finished structural stories)

🌳 Lot Size: 0.46 Acres (20,037 sqft / Deep rectangular town parcel)

🛏️ Bedrooms: 4 (Intelligently distributed across both finished levels)

🛁 Bathrooms: 2 Full Baths (1 positioned on each floor)

🏗️ Year Built: 1910 (Turn-of-the-Century Traditional Frame)

🛠️ Property Status: Handyman Special / Investor Flip / Requires Modernization

⚙️ Core Utilities: Centralized forced heating plant, public municipal water, and public sewer connections

📋 Transaction Routing: Cash Reserves or Conventional Rehabilitation Portfolios Only (Sold Strictly As-Is)

🏫 School District: Logan-Rogersville School District (Highly sought-after regional academic standing)

🔍 Key Features & Investment Value Points Explained

🏛️ Exceptional Dollar-to-Square-Foot Value: Securing a standalone, 2,000+ square foot character home for under $180,000 represents an incredible real estate anomaly in today’s market. At roughly $86 per square foot, the acquisition baseline leaves an immense financial margin to fund a high-quality restoration while safely protecting your profit targets or long-term rental equity metrics.

🎓 High-Demand Logan-Rogersville Academic Draw: This property sits inside the boundaries of the highly coveted Logan-Rogersville School District. This premier academic standing serves as a massive value anchor, ensuring continuous, high-volume demand from young families and renters looking to get into the district.

🌳 Elite Half-Acre Private Canvas: Finding nearly half an acre of level, usable town land attached to an entry-level historic frame is a massive luxury. It isolates the home from immediate neighbors, provides ample room for storing heavy equipment or recreational vehicles, and locks in substantial underlying land equity.

🔨 Clear Unhindered Mechanical Access: The combination of traditional post-and-beam frame metrics and standard wood framing means your sub-contractors can run new PEX plumbing lines, updated electrical circuits, and modern HVAC ductwork without cutting through heavy structural masonry, significantly lowering overall labor expenses.

📍 Strategic Springfield Metropolitan Gateway: Residents and future tenants enjoy an incredibly balanced, small-town lifestyle. The estate sits within immediate walking distance of local Rogersville public schools, public parks, independent diners, and community markets, while maintaining lightning-fast transit access to Highway 60 (East Sunshine Corridor) for a streamlined, direct 15-minute commuter loop straight into downtown Springfield, regional medical centers, and the Missouri State University campus.