2564 W Phelps St · Springfield, MO 65802

$75,000

2 bd · 1.0 ba · 700 sqft · SingleFamily public records · 47 Days on market

Built 1968 Fair condition 9,583 sqft lot $107/sqft · 34% below area Est $114k · 34% 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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Schools +2.8/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

As-is sale -- priced for investors. Currently tenant occupied at $870/month. Zoned R-MX1, permitting duplexes, townhomes, and small multi-unit housing -- strong value-add potential for investors looking to maximize density. Located in an established Springfield neighborhood with King Food Saver and Walmart Neighborhood Market both within close proximity.

Key facts

• Zoned r-mx1
• 9,583 sq ft lot
• Built 1968

Tags

• ZONED R-MX1
• STRONG VALUE-ADD POTENTIAL

🏷️ Possibly a rental listed for sale. The $75,000 price doesn't fit this home's estimated sale value (~$113,842) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($914 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 4.5% 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); Central High (math 42% / reading 62%, grade D+, #92 of 521 statewide, top 20%, 1,464 students, 51% FRL) — zoned schools average 75% FRL vs 46% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 629 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 94d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $519 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 + 4.8% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.22% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.83%
• DSCR: 1.66
• GRM: 6.8

CMA / ARV

• ARV (median comp): $113,842
• List price: $75,000
• Delta: -34.12%
• 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
733 N Warren Ave	0.36mi	2/1.0	720 (+3%)	1mo	$115,000	$160	77
1311 N Forest Ave	0.71mi	2/1.0	696 (-1%)	1mo	$89,000	$128	65
2435 W Calhoun St	0.68mi	2/1.0	700 (0%)	4mo	$140,000	$200	64
1340 N Brown Ave	0.75mi	2/1.0	704 (+1%)	0mo	$137,000	$195	64
810 N West Ave	0.35mi	2/1.0	768 (+10%)	4mo	$119,000	$155	64
2540 W State St	0.74mi	2/1.0	696 (-1%)	2mo	$85,000	$122	63
516 N Forest Ave	0.22mi	1/1.0 (-1)	600 (-14%)	1mo	$99,500	$166	60
2025 W Walnut St	0.61mi	2/2.0	738 (+5%)	1mo	$589,900	$799	58
1007 N Park Ave	0.57mi	2/1.0	768 (+10%)	1mo	$129,900	$169	56
906 N Brown Ave	0.38mi	2/1.0	796 (+14%)	4mo	$140,000	$176	56
2544 W State St	0.74mi	2/1.0	744 (+6%)	1mo	$104,900	$141	54
2106 W Webster St	0.71mi	1/1.0 (-1)	768 (+10%)	1mo	$589,900	$768	45

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: 7.2%
• Equity multiple: 1.29×
• Total profit: $6,057
• Equity at exit: $11,183

10-year hold

• IRR: 18.0%
• Equity multiple: 2.61×
• Total profit: $33,727
• Equity at exit: $6,485

Cash invested: $21,000 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 22 active · 20 under contract
• Months of supply: 5.7 mo (17%/mo absorbed)
• Median asking: $95,350 ($130/sqft)
• Median days on market: 67 d
• This list price: 18% of active listings are priced below it
• ARV vs active asking: +25.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 65802

• Home prices YoY: -31.9%
• Rents YoY: 4.8%
• Active inventory: 629
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $914 high
• Mortgage (P&I): −$393
• Tax from tax record: −$38 /mo · $453/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $259

Break-even live

Break-even rent $585

Max offer price $75,000

Occupancy floor 67%

Sensitivity live

Price	-10% $302	-5% $281	+0% $259	+5% $238	+10% $217
Rent	-10% $187	-5% $223	+0% $259	+5% $296	+10% $332
Rate	-1.0pp $297	-0.5pp $279	base $259	+0.5pp $240	+1.0pp $220

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: $18,750
• Closing costs: $2,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2711 W Olive St Springfield, MO	1.0	1.0	621	$750	$1.21	73d	1	0.26mi
522 N Park Ave Springfield, MO	1.0	1.0	608	$950	$1.56	94d	1	0.39mi
2712 W Nichols St Springfield, MO	2.0	1.0	619	$795	$1.28	94d	1	0.45mi
520 S Scenic Ave Unit 101-A Springfield, MO	1.0	1.0	550	$650	$1.18	94d	1	0.49mi
1911 W Elm St Springfield, MO	2.0	1.0	580	$875	$1.51	94d	1	0.73mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	63d	1	0.73mi
916 N Kansas Expy Springfield, MO	1.0	1.0	573	$595	$1.04	94d	1	0.98mi
1126 W Hamilton St Springfield, MO	2.0	1.0	648	$895	$1.38	73d	1	1.39mi

Property features AI

Finance

• Other: No additional financial amenities provided
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA details provided

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Public waterPrivate sewer
• Home design: Single-family residenceResidential propertyOne story
• Construction: No construction material or year built providedNo roof or foundation details provided
• Exterior features: Lot in the Fairfield subdivision0.22-acre lot

Interior

• Kitchen: No appliance details provided
• Bedrooms: Includes bedrooms on the main level
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioningNatural gas heating with forced air
• Interior features: One-level living
• Laundry & utility: No laundry details provided

Listing history 39 events

1. 2026-07-10
   days on market $75,000 Active 47 DOM
2. 2026-07-09
   days on market $75,000 Active 46 DOM
3. 2026-07-08
   days on market $75,000 Active 45 DOM
4. 2026-07-07
   days on market $75,000 Active 44 DOM
5. 2026-07-06
   days on market $75,000 Active 43 DOM
6. 2026-07-05
   days on market $75,000 Active 42 DOM
7. 2026-07-04
   days on market $75,000 Active 41 DOM
8. 2026-07-03
   days on market $75,000 Active 40 DOM
9. 2026-07-02
   days on market $75,000 Active 39 DOM
10. 2026-07-01
    days on market $75,000 Active 38 DOM
11. 2026-06-30
    days on market $75,000 Active 37 DOM
12. 2026-06-29
    days on market $75,000 Active 36 DOM
13. 2026-06-28
    days on market $75,000 Active 35 DOM
14. 2026-06-28
    days on market $75,000 Active 34 DOM
15. 2026-06-27
    days on market $75,000 Active 33 DOM
16. 2026-06-25
    days on market $75,000 Active 31 DOM
17. 2026-06-23
    days on market $75,000 Active 29 DOM
18. 2026-06-22
    days on market $75,000 Active 28 DOM
19. 2026-06-18
    days on market $75,000 Active 25 DOM
20. 2026-06-17
    days on market $75,000 Active 24 DOM
21. 2026-06-16
    days on market $75,000 Active 23 DOM
22. 2026-06-15
    days on market $75,000 Active 22 DOM
23. 2026-06-14
    days on market $75,000 Active 20 DOM
24. 2026-06-10
    days on market $75,000 Active 17 DOM
25. 2026-06-09
    days on market $75,000 Active 16 DOM
26. 2026-06-08
    days on market $75,000 Active 15 DOM
27. 2026-06-07
    days on market $75,000 Active 14 DOM
28. 2026-06-03
    days on market $75,000 Active 10 DOM
29. 2026-06-02
    days on market $75,000 Active 9 DOM
30. 2026-06-01
    days on market $75,000 Active 8 DOM
31. 2026-05-31
    statusdays on market $75,000 Active 7 DOM
32. 2026-05-14
    listed $75,000 Active 356-char remark
33. 2025-07-31
    historical $870
34. 2025-07-22
    price $870
35. 2025-07-20
    listed $867
36. 2019-04-18
    soldstatus $350,000
37. 2018-11-29
    listed $42,500
38. 2016-02-29
    listed $73,846
39. 2013-12-16
    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: $453 · $38/mo
• Projected year-2 tax: $728 · $61/mo
• Expected delta: +$274/yr (+$23/mo · 60.5%)

ⓘ 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 · 19 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: $10,965
• − Mortgage interest: −$4,201
• − Property taxes: −$453
• − Insurance: −$375
• − Repairs & maintenance: −$877
• − Management: −$877
• − Depreciation: −$2,182
• Taxable income: $1,999
• Est. tax owed @ 24.0%: −$480
• After-tax cash flow: $2,634/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.

Condition & rehab AI · 3 photos

Fair 45/100 Moderate rehab Est. rehab $17,500–$31,500 screening

This property requires significant repairs and maintenance, including a new roof, exterior siding, and landscaping. Further inspection of the interior is recommended. While the property is currently occupied, it presents a strong value-add opportunity for investors looking to maximize density in a zoned area.

Repairs flagged

• Major roof — Signs of wear and discoloration suggest significant damage.
• Major exterior siding — Peeling paint and chipping paint indicate severe deterioration.
• Major landscaping — Overgrown and unkempt landscaping detracts from the property's curb appeal and value.
• Major interior walls/paint — No photos of interior walls or paint are available, but the exterior condition suggests potential issues. Further inspection is needed.

Value-add opportunities

• Both repair roof — A new roof would significantly improve the property's appearance and value. ↑
• Both repair exterior siding — New siding would improve the property's curb appeal and value. ↑
• Both landscape and maintain — A well-maintained landscape would enhance the property's curb appeal and attract potential buyers/tenants. ↑
• Both paint interior walls and paint — Fresh paint would improve the property's interior appearance and value. Further inspection is needed. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Westport Elem. F MO #1,007/1,115 Nat'l #37,719/41,679 Middle Westport Middle School F MO #344/391 Nat'l #11,564/14,009 High Central High D+ MO #92/521 Nat'l #5,016/17,239

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

B Composite livability gradescore 75/100

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 · 319,054 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: 12% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: No additional financial amenities provided
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA details provided

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Public waterPrivate sewer
• Home design: Single-family residenceResidential propertyOne story
• Construction: No construction material or year built providedNo roof or foundation details provided
• Exterior features: Lot in the Fairfield subdivision0.22-acre lot

Interior

• Kitchen: No appliance details provided
• Bedrooms: Includes bedrooms on the main level
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioningNatural gas heating with forced air
• Interior features: One-level living
• Laundry & utility: No laundry details provided

Price history

+1.6% since first listed

10 events — show timeline

• 2026-05-30 Relisted — SOMO
• 2026-05-20 Pending — SOMO
• 2026-05-14 Listed $75,000 SOMO
• 2025-07-31 Rental Removed $870 APPFOLIO
• 2025-07-22 Price Changed $870 APPFOLIO
• 2025-07-20 Listed for Rent $867 APPFOLIO
• 2019-04-18 Sold (Public Records) $350,000 Public Records
• 2018-11-29 Listed $42,500 SOMO
• 2016-02-29 Listed $73,846 SOMO
• 2013-12-16 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $453 · +22.5% YoY. Source: county tax records.