2110 W Phelps St · Springfield, MO 65802

$134,900

3 bd · 2.0 ba · 1,064 sqft · SingleFamily public records · 64 Days on market

Built 1955 7,405 sqft lot $127/sqft · 11% below area Est $152k · 11% 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 +16.5/30.0
• ARV discount +12.5/15.0
• DSCR +5.1/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• 1% rule +3.6/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 2-bath home with an inviting open floor plan perfect for everyday living and entertaining. The layout offers added privacy with two bedrooms on one side of the home and a primary suite on the other. Step outside to enjoy a great yard, ideal for relaxing, playing, or hosting gatherings. A wonderful place to call home!

Key facts

• Open floor plan
• Great yard
• 7,405 sq ft lot

Tags

• OPEN FLOOR PLAN
• GREAT YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $80 ($961/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 $117k (13.6% below list).
• Recommended offer: $117k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Westport Elem. (math 8% / reading 17%, grade F, #1,007 of 1,115 statewide, top 91%, 384 students, 88% FRL); Westport Middle School (math 12% / reading 29%, grade F, #344 of 391 statewide, top 88%, 433 students, 87% FRL) — zoned schools average 87% FRL vs 46% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 39% district-wide (-23 pts) — the specific schools serving this property underperform the Springfield R-XII average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.8%/yr); 520 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $933 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 64 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 1955 — 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 $116,588 (13.6% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 0.86% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.54%
• DSCR: 1.11
• GRM: 9.6

CMA / ARV

• ARV (median comp): $151,646
• List price: $134,900
• Delta: -11.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2200 W Phelps St	0.11mi	3/1.0	936 (-12%)	0mo	$135,900	$145	71
521 N Park Ave	0.12mi	3/1.0	910 (-14%)	1mo	$85,000	$93	65
2223 W Elm St	0.45mi	2/1.0 (-1)	993 (-7%)	1mo	$115,000	$116	58
437 S Nettleton Ave	0.67mi	2/1.0 (-1)	1,074 (+1%)	1mo	$55,000	$51	58
1020 N Ethyl Ave	0.70mi	3/2.0	989 (-7%)	2mo	$179,900	$182	54
735 N Brown Ave	0.49mi	3/2.0	1,209 (+14%)	1mo	$115,000	$95	54
2019 W Webster St	0.60mi	2/1.0 (-1)	1,004 (-6%)	1mo	$120,000	$120	53
2326 W Nichols St	0.48mi	2/1.0 (-1)	945 (-11%)	1mo	$150,000	$159	49
717 N West Ave	0.42mi	2/1.0 (-1)	909 (-15%)	1mo	$125,000	$138	47
939 N Brown Ave	0.60mi	4/2.0 (+1)	1,190 (+12%)	1mo	$159,900	$134	46
918 N Nettleton Ave	0.64mi	2/1.0 (-1)	971 (-9%)	1mo	$105,000	$108	46
1431 W Nichols St	0.67mi	2/3.0 (-1)	1,163 (+9%)	1mo	$205,000	$176	44

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: -10.5%
• Equity multiple: 0.61×
• Total profit: $-14,623
• Equity at exit: $20,114

10-year hold

• IRR: 1.0%
• Equity multiple: 1.08×
• Total profit: $2,937
• Equity at exit: $11,664

Cash invested: $37,772 (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: 520
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,166 high
• Mortgage (P&I): −$707
• Tax from tax record: −$77 /mo · $928/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $80

Break-even live

Break-even rent $1,064

Max offer price $134,900

Occupancy floor 88%

Sensitivity live

Price	-10% $156	-5% $118	+0% $80	+5% $42	+10% $4
Rent	-10% $-12	-5% $34	+0% $80	+5% $126	+10% $172
Rate	-1.0pp $148	-0.5pp $114	base $80	+0.5pp $45	+1.0pp $10

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	15d	1	0.34mi
740 N West Ave Springfield, MO	3.0	1.0	900	$995	$1.11	25d	1	0.40mi
741 N West Ave Springfield, MO	2.0	1.0	912	$950	$1.04	45d	1	0.42mi
2602 W College St Springfield, MO	2.0	1.0	1350	$995	$0.74	15d	1	0.56mi
2412 W Lincoln St Springfield, MO	3.0	1.0	1260	$1,295	$1.03	25d	1	0.59mi
2541 W Lincoln St Springfield, MO	2.0	1.0	1034	$975	$0.94	45d	1	0.64mi
1200 W Walnut St Springfield, MO	2.0	2.0	1000	$995	$0.99	15d	3	0.85mi
1406 W Calhoun St Unit B Springfield, MO	2.0	1.0	885	$865	$0.98	25d	1	0.86mi
539 S Fort Ave Springfield, MO	2.0	1.0	1500	$1,025	$0.68	15d	1	0.87mi
2204 W Madison St Springfield, MO	3.0	1.0	960	$1,095	$1.14	15d	1	0.88mi
922 N Glenn Ave Springfield, MO	2.0	1.0	780	$1,100	$1.41	45d	1	0.89mi
2854 W Walnut St Springfield, MO	3.0	1.0	945	$995	$1.05	22d	1	0.91mi
627 S Fort Ave Springfield, MO	2.0	1.0	880	$895	$1.02	25d	1	0.93mi
513 S Broadway Ave Springfield, MO	2.0	1.0	800	$855	$1.07	45d	1	1.04mi
3002 W Elm St Springfield, MO	3.0	2.0	1128	$1,295	$1.15	22d	1	1.06mi
3028 W Walnut St Springfield, MO	2.0	1.0	975	$850	$0.87	22d	1	1.09mi
930 W Harrison St Springfield, MO	3.0	2.0	1046	$1,150	$1.10	15d	1	1.16mi
1036 W Monroe Ter Springfield, MO	2.0	1.0	812	$795	$0.98	25d	1	1.17mi
865 S Douglas Ave Springfield, MO	2.0	2.0	850	$895	$1.05	15d	4	1.17mi
815 N Grant Ave Unit A Springfield, MO	2.0	1.0	801	$625	$0.78	45d	1	1.20mi
1020 S Clifton Ave Springfield, MO	2.0	2.0	1010	$950	$0.94	25d	1	1.20mi
710 W Walnut St Springfield, MO	3.0	2.0	1350	$1,695	$1.26	45d	1	1.22mi
250 N Hilton Ave Springfield, MO	2.0	2.0	1153	$628	$0.54	15d	1	1.23mi
1040 S Clifton Ave Springfield, MO	2.0	2.0	1010	$945	$0.94	15d	1	1.25mi
647 W Central St Springfield, MO	3.0	1.0	882	$1,050	$1.19	25d	1	1.25mi
3016 W Hovey St Springfield, MO	3.0	2.0	1059	$1,350	$1.27	45d	1	1.25mi
623 W Walnut St Springfield, MO	2.0	2.0	1180	$1,300	$1.10	45d	1	1.28mi
1500 W Grand St Springfield, MO	2.0–3.0	1.0–1.5	1365	$1,395	$1.02	15d	3	1.29mi
535 W Walnut St Springfield, MO	2.0	2.0	1096	$1,495	$1.36	45d	1	1.33mi
518 W College St Unit UBL 106 Springfield, MO	2.0	2.0	1200	$1,375	$1.15	45d	1	1.35mi
520 W Olive St Springfield, MO	3.0	2.0	1445	$1,538	$1.06	15d	5	1.36mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,383	$1.02	25d	5	1.37mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,383	$1.02	15d	4	1.37mi
547 S Hilton Ave Springfield, MO	3.0	1.0	1008	$1,175	$1.17	45d	1	1.38mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,862	$1.29	22d	5	1.38mi
211 S Market Ave Springfield, MO	2.0–4.0	1.0–2.0	1442	$1,862	$1.29	25d	5	1.38mi
616 W Webster St Springfield, MO	2.0	1.5	1178	$1,050	$0.89	15d	1	1.39mi
430 W Pershing St Springfield, MO	2.0	2.0	765	$1,195	$1.56	15d	1	1.48mi
847 S Grant Ave Springfield, MO	2.0	1.0	1080	$815	$0.75	45d	1	1.49mi

Listing history 26 events

1. 2026-06-22
   days on market $134,900 Active 64 DOM
2. 2026-06-18
   days on market $134,900 Active 61 DOM
3. 2026-06-17
   days on market $134,900 Active 60 DOM
4. 2026-06-16
   days on market $134,900 Active 59 DOM
5. 2026-06-15
   days on market $134,900 Active 58 DOM
6. 2026-06-14
   days on market $134,900 Active 56 DOM
7. 2026-06-10
   days on market $134,900 Active 53 DOM
8. 2026-06-09
   days on market $134,900 Active 52 DOM
9. 2026-06-08
   days on market $134,900 Active 51 DOM
10. 2026-06-07
    days on market $134,900 Active 50 DOM
11. 2026-06-03
    days on market $134,900 Active 46 DOM
12. 2026-06-02
    days on market $134,900 Active 45 DOM
13. 2026-06-01
    days on market $134,900 Active 44 DOM
14. 2026-05-31
    days on market $134,900 Active 43 DOM
15. 2026-05-30
    days on market $134,900 Active 42 DOM
16. 2026-04-18
    listed $134,900 Active 338-char remark

    Show marketing remark (338 chars)

    Charming 3-bedroom, 2-bath home with an inviting open floor plan perfect for everyday living and entertaining. The layout offers added privacy with two bedrooms on one side of the home and a primary suite on the other. Step outside to enjoy a great yard, ideal for relaxing, playing, or hosting gatherings. A wonderful place to call home!

17. 2022-10-17
    soldstatus
18. 2022-10-06
    soldstatus
19. 2022-10-05
    soldstatus Closed 647-char remark

    Show marketing remark (647 chars)

    This renovated 3 bedroom, 2 bathroom home is ready for its next owner! With an open floor plan and tons of natural light, this cutie is perfect for you! The interior has been updated with all new electrical and HVAC, as well as new flooring throughout and modern kitchen cabinetry. The kitchen also features stainless steel appliances, completing the space! Check out the master bedroom and en-suite bathroom, as well as the other two bedrooms and full-sized bathroom, providing plenty of room for your family needs. Head out back to enjoy the covered deck and spacious yard! Don't hesitate to see this great property -- Set up your showing today!

20. 2022-08-22
    status Pending 647-char remark

    Show marketing remark (647 chars)

    This renovated 3 bedroom, 2 bathroom home is ready for its next owner! With an open floor plan and tons of natural light, this cutie is perfect for you! The interior has been updated with all new electrical and HVAC, as well as new flooring throughout and modern kitchen cabinetry. The kitchen also features stainless steel appliances, completing the space! Check out the master bedroom and en-suite bathroom, as well as the other two bedrooms and full-sized bathroom, providing plenty of room for your family needs. Head out back to enjoy the covered deck and spacious yard! Don't hesitate to see this great property -- Set up your showing today!

21. 2022-08-18
    price $144,000 647-char remark

    Show marketing remark (647 chars)

    This renovated 3 bedroom, 2 bathroom home is ready for its next owner! With an open floor plan and tons of natural light, this cutie is perfect for you! The interior has been updated with all new electrical and HVAC, as well as new flooring throughout and modern kitchen cabinetry. The kitchen also features stainless steel appliances, completing the space! Check out the master bedroom and en-suite bathroom, as well as the other two bedrooms and full-sized bathroom, providing plenty of room for your family needs. Head out back to enjoy the covered deck and spacious yard! Don't hesitate to see this great property -- Set up your showing today!

22. 2022-08-05
    listed $149,000 Active 647-char remark

    Show marketing remark (647 chars)

    This renovated 3 bedroom, 2 bathroom home is ready for its next owner! With an open floor plan and tons of natural light, this cutie is perfect for you! The interior has been updated with all new electrical and HVAC, as well as new flooring throughout and modern kitchen cabinetry. The kitchen also features stainless steel appliances, completing the space! Check out the master bedroom and en-suite bathroom, as well as the other two bedrooms and full-sized bathroom, providing plenty of room for your family needs. Head out back to enjoy the covered deck and spacious yard! Don't hesitate to see this great property -- Set up your showing today!

23. 2021-02-04
    soldstatus
24. 2021-02-03
    soldstatus
25. 2021-01-07
    listed $38,000
26. 2017-06-23
    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: $928 · $77/mo
• Projected year-2 tax: $1,309 · $109/mo
• Expected delta: +$381/yr (+$32/mo · 41.1%)

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

Taxation est. · year 1

• Rental income: $13,991
• − Mortgage interest: −$7,556
• − Property taxes: −$928
• − Insurance: −$674
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$3,924
• Taxable loss: −$1,331
• Est. tax savings @ 24.0%: +$319
• After-tax cash flow: $1,281/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

+255.0% since first listed

11 events — show timeline

• 2026-04-18 Listed $134,900 SOMO
• 2022-10-17 Sold (Public Records) — Public Records
• 2022-10-06 Sold (Public Records) — Public Records
• 2022-10-05 Sold (MLS) — SOMO
• 2022-08-22 Pending — SOMO
• 2022-08-18 Price Changed $144,000 SOMO
• 2022-08-05 Listed $149,000 SOMO
• 2021-02-04 Sold (Public Records) — Public Records
• 2021-02-03 Sold (MLS) — SOMO
• 2021-01-07 Listed $38,000 SOMO
• 2017-06-23 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $928 · +12.3% YoY. Source: county tax records.