2310 E Grand St · Springfield, MO 65804

$229,900

3 bd · 2.5 ba · 1,470 sqft · SingleFamily public records · 5 Days on market

Built 1949 0.29 ac lot $156/sqft · 8% below area Est $305k · 25% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.7/30.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 2310 E Grand St. Filled with timeless appeal, this 1949 all-brick home showcases the craftsmanship and character that makes it truly special. Priced with room for updates, this home offers the chance to add your own style while building equity. With that in mind, major updates have been made such as a new roof and gutters in October of 2025, and a new sum pump installed around June of 2024.Water heater and HVAC installed in 2018.Rich in character, this 3-bedroom, 2.5-bath home blends warmth, style, and classic charm-from the storybook picket fence, the detached garage and covered side porch. 3rd bedroom is non-conforming and potential to finish another bedroom in the basement. In

Key facts

• Hardwood flooring
• Hvac
• Water heater

Tags

• NEW ROOF
• NEW GUTTERS
• NEW SUMP PUMP
• WATER HEATER
• HVAC
• HARDWOOD FLOORING

Property features AI

Finance

• Other: Lot size approximately 0.29 acres
• Financial info: Not specified
• HOA & community: Not specified

Exterior

• Parking: Driveway; 1-car garage
• Security: Not specified
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels
• Construction: Composition roof
• Exterior features: Covered side porch; Wood fencing; Composition roof

Interior

• Kitchen: Gas oven; Free-standing gas oven; Dishwasher; Gas water heater
• Bedrooms: Not specified
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Central heating; Central air conditioning; Fireplace heating
• Interior features: Fireplace in the family room; Partially finished full basement; Rain gutters
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-265 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (20.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (36.9% below list).
• Recommended offer: $145k (36.9% below list) — sets the bar for 1% rule.

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 (+3.2%/yr); 260 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $2k of loan paydown is wiped out by about $7k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,053 (36.9% 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 1949 — 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: 0.63% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.94%
• DSCR: 0.78
• GRM: 13.2

CMA / ARV

• ARV (median comp): $304,576
• List price: $229,900
• Delta: -24.52%
• 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
823 S Barnes Ave	0.28mi	3/2.0	1,607 (+9%)	1mo	$224,900	$140	68
2143 E Madison St	0.37mi	3/2.0	1,348 (-8%)	1mo	$235,000	$174	66
1929 E Monroe St	0.64mi	3/2.0	1,455 (-1%)	0mo	$239,900	$165	66
951 S Alex Ave	0.75mi	3/2.0	1,476 (+0%)	5mo	$269,400	$183	58
606 S Grandview Ave	0.63mi	4/2.0 (+1)	1,428 (-3%)	4mo	$229,500	$161	55
825 S Oak Grove Ave	0.40mi	4/1.0 (+1)	1,572 (+7%)	4mo	$225,000	$143	55
2642 E Catalpa St	0.50mi	2/2.0 (-1)	1,382 (-6%)	6mo	$225,000	$163	54
1502 S Marlan Ave	0.62mi	3/1.5	1,336 (-9%)	1mo	$210,000	$157	51
2132 E Elm St	0.65mi	3/1.0	1,273 (-13%)	1mo	$164,900	$130	40
1240 S Arcadia Ave	0.62mi	2/2.0 (-1)	1,672 (+14%)	2mo	$225,000	$135	40
639 S Old Orchard Ave	0.69mi	3/1.0	1,272 (-14%)	1mo	$119,000	$94	39
1909 E Cherry St Ct	0.75mi	2/1.5 (-1)	1,298 (-12%)	3mo	$189,000	$146	34

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 · 3.23% rent growth · sell at horizon

5-year hold

• IRR: -24.5%
• Equity multiple: 0.16×
• Total profit: $-53,897
• Equity at exit: $34,279

10-year hold

• IRR: -19.7%
• Equity multiple: -0.05×
• Total profit: $-67,651
• Equity at exit: $19,878

Cash invested: $64,372 (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 65804

• Rents YoY: 3.2%
• Active inventory: 260
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,451 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$110 /mo · $1,317/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $-265

Break-even live

Break-even rent $1,786

Max offer price $183,047

Occupancy floor —

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2146 E Bennett St Unit 0 Springfield, MO	2.0	1.0	1009	$895	$0.89	43d	1	0.49mi
2641 E Verona St Springfield, MO	3.0	2.0	1293	$1,750	$1.35	23d	1	0.69mi
2765 E Verona St Springfield, MO	3.0	2.0	1244	$1,600	$1.29	43d	1	0.78mi
2149 E Sunshine St Springfield, MO	1.0–2.0	1.0–1.5	671	$1,453	$2.17	13d	20	0.79mi
2154 E Cairo St Springfield, MO	3.0	2.0	1100	$1,395	$1.27	43d	1	0.83mi
726 S Kentwood Ave Springfield, MO	2.0	1.0	1116	$1,295	$1.16	13d	1	0.83mi
2804 E Linwood St Springfield, MO	3.0	2.0	1400	$1,650	$1.18	13d	1	0.93mi
3080 E Cherry St Unit F104-ADA Springfield, MO	3.0	2.0	1030	$1,500	$1.46	23d	1	1.03mi
3080 E Cherry St Unit H104-ADA Springfield, MO	3.0	2.0	1030	$1,565	$1.52	43d	1	1.03mi
2831 E University St Springfield, MO	2.0	1.0	975	$1,095	$1.12	23d	1	1.07mi
2831 E University St Springfield, MO	2.0	1.0	950	$1,195	$1.26	13d	1	1.07mi
1420 S Pickwick Ave Springfield, MO	3.0	2.0	1164	$1,550	$1.33	43d	1	1.17mi
531 N Oak Grove Ave Springfield, MO	2.0	1.5	1184	$925	$0.78	43d	1	1.21mi
1528 S Catalina Ave Springfield, MO	3.0	1.0	1326	$1,440	$1.09	43d	1	1.26mi
1225 S Ingram Mill Rd Springfield, MO	1.0–2.0	1.0–2.0	1150	$2,345	$2.04	13d	4	1.31mi
2848 E Eastmoor Dr Springfield, MO	3.0	2.0	1564	$1,725	$1.10	13d	1	1.33mi
1603 S Saint Charles Ave Springfield, MO	3.0	2.0	1452	$1,695	$1.17	43d	1	1.36mi
1228 E Belmont St Springfield, MO	1.0–2.0	1.0	802	$930	$1.16	43d	1	1.39mi
1426 E University St Springfield, MO	2.0	1.0	1000	$1,400	$1.40	43d	1	1.41mi
1333 E Elm St Springfield, MO	1.0–2.0	1.0	830	$980	$1.18	43d	1	1.43mi
3440 E Lombard St Unit 110 Springfield, MO	2.0	1.5	900	$875	$0.97	43d	1	1.43mi
3440 E Lombard St Unit 129 Springfield, MO	2.0	1.5	900	$875	$0.97	23d	1	1.43mi
3501 E Lombard St Springfield, MO	1.0–3.0	1.0–2.0	800	$1,065	$1.33	43d	1	1.46mi

Listing history 7 events

1. 2026-05-04
   status Pending 1214-char remark
2. 2026-04-29
   listed $229,900 Active 1214-char remark
3. 2016-05-03
   soldstatus
4. 2011-03-18
   soldstatus
5. 2005-04-05
   soldstatus
6. 2001-03-05
   soldstatus
7. 1998-08-14
   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: $1,317 · $110/mo
• Projected year-2 tax: $2,230 · $186/mo
• Expected delta: +$913/yr (+$76/mo · 69.4%)

ⓘ 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 6 d/yr ≥104°F today · 16 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: $17,406
• − Mortgage interest: −$12,878
• − Property taxes: −$1,317
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − Depreciation: −$6,688
• Taxable loss: −$7,411
• Est. tax savings @ 24.0%: +$1,779
• After-tax cash flow: $-1,404/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): 40,935
• Household income: $62,301
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 1412.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 4% Black 2% Asian 2%
• Common ancestry: Italian 3% Lithuanian 3% Slovak 3%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 2% 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: ▼ -271.81%
• Current HPI: 197.8418
• Rent YoY: ▲ 3.23%
• 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

8 events — show timeline

• 2026-06-12 Sold (MLS) — SOMO
• 2026-05-04 Pending — SOMO
• 2026-04-29 Listed $229,900 SOMO
• 2016-05-03 Sold (Public Records) — Public Records
• 2011-03-18 Sold (Public Records) — Public Records
• 2005-04-05 Sold (Public Records) — Public Records
• 2001-03-05 Sold (Public Records) — Public Records
• 1998-08-14 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,317 · -0.1% YoY. Source: county tax records.