2710 E Horning St · Springfield, MO 65802

$159,900

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 4 Days on market

Built 1971 6,970 sqft lot Est $153k · at est.

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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 +13.2/30.0
• ARV discount +5.4/15.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Schools +3.2/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 3/1 home in east Springfield that is move in ready! Open floor plan, lots of great lighting, new carpet in bedrooms, all appliances including washer dryer and refrigerator stay with the home! Great deck and privacy fenced backyard enhance the outdoor space. One car Carport with additonal parking with storage PLUS a storage shed in the back. The roof and HVAC are 5 years young. New carpet being installed in bedrooms. Don't miss out on this sweet home!

Key facts

• 6,970 sq ft lot
• Garage
• Built 1971

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-2 ($-20/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (23.9% below list).
• Recommended offer: $122k (23.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Zoned schools: Bingham Elem. (math 27% / reading 37%, grade F, #761 of 1,115 statewide, top 72%, 422 students, 78% FRL); Hickory Hills Middle (math 31% / reading 44%, grade F, #215 of 391 statewide, top 56%, 414 students, 46% FRL); Glendale High (math 21% / reading 55%, grade F, #290 of 521 statewide, top 56%, 1,307 students, 33% FRL).
• Market conditions: Rents rising fast (+4.8%/yr); 512 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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

• 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 $121,743 (23.9% 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. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.76% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $152,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2710 E Horning St	0.00mi	3/1.0	960 (0%)	1mo	$159,900	$167	99
2822 E Cherry St	0.19mi	3/1.0	1,048 (+9%)	4mo	$140,000	$134	72
2431 E Cherry St	0.35mi	3/1.0	1,014 (+6%)	7mo	$154,900	$153	68
2829 E Monroe Terrace Ter	0.34mi	2/1.0 (-1)	1,001 (+4%)	6mo	$169,900	$170	67
2809 E Walnut St	0.17mi	3/1.0	1,047 (+9%)	16mo	$159,900	$153	64
201 S Meadowview Ave	0.32mi	3/1.5	1,064 (+11%)	6mo	$179,900	$169	60
548 S Monte Vista Ave	0.10mi	3/1.0	1,104 (+15%)	17mo	$165,000	$149	56
703 N Elmwood Ave	0.64mi	3/1.0	988 (+3%)	16mo	$149,975	$152	52
742 N Burton Ave	0.70mi	2/1.0 (-1)	946 (-2%)	16mo	$150,000	$159	47
2152 E Cairo St	0.71mi	3/1.5	1,040 (+8%)	11mo	$174,500	$168	42
2154 E Cairo St	0.70mi	3/2.0	1,080 (+12%)	4mo	$144,400	$134	39
2911 E Grand St	0.64mi	3/1.0	840 (-12%)	15mo	$149,900	$178	37

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-23,816
• Equity at exit: $23,842

10-year hold

• IRR: -3.6%
• Equity multiple: 0.74×
• Total profit: $-11,489
• Equity at exit: $13,825

Cash invested: $44,772 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,217 high
• Mortgage (P&I): −$839
• Tax from tax record: −$58 /mo · $699/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-2

Break-even live

Break-even rent $1,220

Max offer price $159,604

Occupancy floor 95%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2323 E Cherry St Springfield, MO	2.0	1.5	750	$1,195	$1.59	14d	1	0.49mi
2323 E Cherry St Springfield, MO	2.0	1.5	750	$1,195	$1.59	23d	1	0.49mi
3080 E Cherry St Unit F104-ADA Springfield, MO	3.0	2.0	1030	$1,500	$1.46	23d	1	0.53mi
3080 E Cherry St Unit D312 Springfield, MO	2.0	2.0	730	$1,125	$1.54	23d	1	0.53mi
3080 E Cherry St Unit G308 Springfield, MO	2.0	2.0	730	$1,245	$1.71	44d	1	0.53mi
3080 E Cherry St Unit H104-ADA Springfield, MO	3.0	2.0	1030	$1,565	$1.52	44d	1	0.53mi
504 N Patterson Ave Apt C Springfield, MO	2.0	1.0	760	$725	$0.95	44d	1	0.63mi
2154 E Cairo St Springfield, MO	3.0	2.0	1100	$1,395	$1.27	44d	1	0.69mi
1302 S Estate Ave Springfield, MO	2.0	1.0	768	$1,100	$1.43	23d	1	1.06mi
3455 E Lombard St Springfield, MO	2.0	2.0	828	$905	$1.09	44d	1	1.07mi
3501 E Lombard St Springfield, MO	1.0–3.0	1.0–2.0	800	$1,065	$1.33	44d	1	1.08mi
861 S Crutcher Ave Springfield, MO	2.0	1.0	650	$695	$1.07	14d	1	1.09mi
1834 E Monroe St Springfield, MO	2.0	1.0	792	$895	$1.13	44d	1	1.10mi
3440 E Lombard St Unit 129 Springfield, MO	2.0	1.5	900	$875	$0.97	23d	1	1.11mi
3440 E Lombard St Unit 110 Springfield, MO	2.0	1.5	900	$875	$0.97	44d	1	1.11mi
1225 S Ingram Mill Rd Springfield, MO	1.0–2.0	1.0–2.0	1150	$2,345	$2.04	14d	4	1.22mi
726 S Kentwood Ave Springfield, MO	2.0	1.0	1116	$1,295	$1.16	14d	1	1.23mi
2146 E Bennett St Unit 0 Springfield, MO	2.0	1.0	1009	$895	$0.89	44d	1	1.28mi
2072 E Bennett St Springfield, MO	1.0–2.0	1.0	750	$935	$1.25	44d	5	1.33mi
2020 E Bennett St Springfield, MO	1.0–2.0	1.0	743	$930	$1.25	44d	6	1.40mi
2831 E University St Springfield, MO	2.0	1.0	975	$1,095	$1.12	23d	1	1.49mi
2831 E University St Springfield, MO	2.0	1.0	950	$1,195	$1.26	14d	1	1.49mi
2942 E Stanford St Apt B Springfield, MO	2.0	1.0	784	$750	$0.96	23d	1	1.50mi

Listing history 6 events

1. 2026-04-10
   status Pending
2. 2026-04-06
   listed $159,900 Active
3. 2018-12-14
   soldstatus 460-char remark

   Show marketing remark (460 chars)

   Great 3/1 home in east Springfield that is move in ready! Open floor plan, lots of great lighting, new carpet in bedrooms, all appliances including washer dryer and refrigerator stay with the home! Great deck and privacy fenced backyard enhance the outdoor space. One car Carport with additonal parking with storage PLUS a storage shed in the back. The roof and HVAC are 5 years young. New carpet being installed in bedrooms. Don't miss out on this sweet home!

4. 2018-11-13
   listed $74,900 460-char remark

   Show marketing remark (460 chars)

   Great 3/1 home in east Springfield that is move in ready! Open floor plan, lots of great lighting, new carpet in bedrooms, all appliances including washer dryer and refrigerator stay with the home! Great deck and privacy fenced backyard enhance the outdoor space. One car Carport with additonal parking with storage PLUS a storage shed in the back. The roof and HVAC are 5 years young. New carpet being installed in bedrooms. Don't miss out on this sweet home!

5. 2005-05-26
   soldstatus
6. 1998-09-15
   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: $699 · $58/mo
• Projected year-2 tax: $1,551 · $129/mo
• Expected delta: +$852/yr (+$71/mo · 121.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,609
• − Mortgage interest: −$8,957
• − Property taxes: −$699
• − Insurance: −$800
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$4,652
• Taxable loss: −$2,836
• Est. tax savings @ 24.0%: +$681
• After-tax cash flow: $660/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

+113.5% since first listed

6 events — show timeline

• 2026-04-10 Pending — SOMO
• 2026-04-06 Listed $159,900 SOMO
• 2018-12-14 Sold (MLS) — SOMO
• 2018-11-13 Listed $74,900 SOMO
• 2005-05-26 Sold (Public Records) — Public Records
• 1998-09-15 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $699 · +3.1% YoY. Source: county tax records.