1710 W Belmont St · Springfield, MO 65802

$105,000

2 bd · 1.0 ba · 624 sqft · SingleFamily public records · 5 Days on market

Built 1947 8,276 sqft lot Est $104k · 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 +18.8/30.0
• ARV discount +6.9/15.0
• DSCR +5.9/10.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Totally remodeled and ready to move in. Two Bedrooms and one full Bath. Everything new; flooring, paint, cabinets, appliances, hardware, light fixtures, etc. Fridge included. Mini-Split AC/Heating. Large fenced backyard. Very convenient location, just block away from Kansas Expwy and Grand St. , on quiet dead end street. Check out Virtual Tour and call us for private showing.

Key facts

• 8,276 sq ft lot
• Built 1947
• Listed 5 days

Tags

• LARGE FENCED IN BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/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 $96k (8.4% below list).
• Recommended offer: $96k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: Mcgregor Elem. (math 12% / reading 17%, grade F, #993 of 1,115 statewide, top 90%, 271 students, 90% FRL); Parkview High (math 11% / reading 40%, grade F, #433 of 521 statewide, top 83%, 1,234 students, 62% FRL) — zoned schools average 76% FRL vs 46% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 39% district-wide (-19 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); 512 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $726 of loan paydown is wiped out by about $3k 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.
• 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 1947 — expect roof / HVAC / electrical / plumbing capex.
• 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 $96,227 (8.4% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.30%
• DSCR: 1.19
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $103,584
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
906 S Kansas Ave	0.14mi	2/1.0	660 (+6%)	10mo	$69,900	$106	76
611 S Nettleton Ave	0.46mi	2/1.0	620 (-1%)	3mo	$102,900	$166	75
657 S Newton Ave	0.43mi	2/1.0	624 (0%)	6mo	$109,900	$176	75
1241 S Ferguson Ave	0.56mi	2/1.0	672 (+8%)	1mo	$70,000	$104	60
1009 S Ferguson Ave	0.42mi	1/1.0 (-1)	679 (+9%)	13mo	$119,500	$176	50
2015 W Mt Vernon St	0.53mi	1/1.0 (-1)	672 (+8%)	18mo	$60,000	$89	42
2411 W Madison St	0.61mi	2/1.0	711 (+14%)	13mo	$123,000	$173	38

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: -7.7%
• Equity multiple: 0.71×
• Total profit: $-8,536
• Equity at exit: $15,656

10-year hold

• IRR: 3.8%
• Equity multiple: 1.30×
• Total profit: $8,734
• Equity at exit: $9,078

Cash invested: $29,400 (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: 9.1×

Monthly cashflow live

• Estimated rent: $962 high
• Mortgage (P&I): −$551
• Tax from tax record: −$60 /mo · $725/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $105

Break-even live

Break-even rent $829

Max offer price $105,000

Occupancy floor 84%

Sensitivity live

Price	-10% $165	-5% $135	+0% $105	+5% $76	+10% $46
Rent	-10% $29	-5% $67	+0% $105	+5% $143	+10% $181
Rate	-1.0pp $158	-0.5pp $132	base $105	+0.5pp $78	+1.0pp $51

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1911 W Elm St Springfield, MO	2.0	1.0	580	$875	$1.51	44d	1	0.61mi
810 W Catalpa St Apt 316 Springfield, MO	1.0	1.0	581	$551	$0.95	24d	1	0.74mi
1740 W Olive St Springfield, MO	3.0	1.0	736	$1,195	$1.62	14d	1	0.80mi
1634 S Marion Ave Springfield, MO	3.0	1.0–2.0	845	$1,404	$1.66	14d	23	0.91mi
520 S Scenic Ave Unit 101-A Springfield, MO	1.0	1.0	550	$650	$1.18	44d	1	1.01mi
733 W College St Springfield, MO	1.0	1.0	700	$750	$1.07	14d	1	1.11mi
522 N Park Ave Springfield, MO	1.0	1.0	608	$950	$1.56	44d	1	1.14mi
901 South Ave Springfield, MO	2.0–3.0	1.0–2.0	695	$825	$1.19	44d	1	1.21mi
2711 W Olive St Springfield, MO	1.0	1.0	621	$750	$1.21	24d	1	1.22mi
301 W State St Unit D Springfield, MO	1.0	1.0	570	$875	$1.54	24d	1	1.23mi
755 South Ave Unit 2 Springfield, MO	1.0	1.0	600	$850	$1.42	24d	1	1.24mi
806 South Ave Springfield, MO	1.0	1.0	670	$1,085	$1.62	14d	3	1.26mi
1017 W Washita St Unit 2 Springfield, MO	1.0	1.0	585	$825	$1.41	14d	1	1.28mi
305 S Campbell Ave Unit 208 Springfield, MO	1.0	1.0	649	$975	$1.50	14d	1	1.32mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	24d	5	1.33mi
235 N Market Ave Springfield, MO	1.0–4.0	1.0–2.0	1350	$1,267	$0.94	14d	4	1.33mi
745 S Jefferson Ave Unit 1 Springfield, MO	1.0	1.0	410	$795	$1.94	24d	1	1.37mi
745 S Jefferson Ave Unit 6 Springfield, MO	1.0	1.0	500	$850	$1.70	44d	1	1.37mi
916 N Kansas Expy Springfield, MO	1.0	1.0	573	$595	$1.04	44d	1	1.42mi
209 W McDaniel St Unit 209-207 Springfield, MO	1.0	1.0	700	$950	$1.36	44d	1	1.42mi
138 Park Central Sq Springfield, MO	1.0–2.0	1.0–2.0	1083	$2,489	$2.30	14d	8	1.45mi
813 W Poplar St Unit 813 Springfield, MO	2.0	1.0	560	$795	$1.42	14d	1	1.47mi

Listing history 11 events

1. 2026-04-08
   status Pending
2. 2026-04-03
   listed $105,000 Active
3. 2022-07-12
   soldstatus
4. 2022-07-11
   soldstatus Closed 378-char remark

   Show marketing remark (378 chars)

   Totally remodeled and ready to move in. Two Bedrooms and one full Bath. Everything new; flooring, paint, cabinets, appliances, hardware, light fixtures, etc. Fridge included. Mini-Split AC/Heating. Large fenced backyard. Very convenient location, just block away from Kansas Expwy and Grand St. , on quiet dead end street. Check out Virtual Tour and call us for private showing.

5. 2022-06-01
   historical 378-char remark

   Show marketing remark (378 chars)

   Totally remodeled and ready to move in. Two Bedrooms and one full Bath. Everything new; flooring, paint, cabinets, appliances, hardware, light fixtures, etc. Fridge included. Mini-Split AC/Heating. Large fenced backyard. Very convenient location, just block away from Kansas Expwy and Grand St. , on quiet dead end street. Check out Virtual Tour and call us for private showing.

6. 2022-05-14
   listed $94,900 378-char remark

   Show marketing remark (378 chars)

   Totally remodeled and ready to move in. Two Bedrooms and one full Bath. Everything new; flooring, paint, cabinets, appliances, hardware, light fixtures, etc. Fridge included. Mini-Split AC/Heating. Large fenced backyard. Very convenient location, just block away from Kansas Expwy and Grand St. , on quiet dead end street. Check out Virtual Tour and call us for private showing.

7. 2021-10-05
   soldstatus
8. 2021-10-04
   soldstatus 139-char remark

   Show marketing remark (139 chars)

   2 bedroom 1 bath home with current damage cause by garage fire needs some TLC to transform it into a great rental or fix and flip property.

9. 2021-09-13
   listed $29,900 139-char remark

   Show marketing remark (139 chars)

   2 bedroom 1 bath home with current damage cause by garage fire needs some TLC to transform it into a great rental or fix and flip property.

10. 2006-08-30
    soldstatus
11. 2003-08-14
    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: $725 · $60/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$294/yr (+$24/mo · 40.5%)

ⓘ 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: $11,547
• − Mortgage interest: −$5,882
• − Property taxes: −$725
• − Insurance: −$525
• − Repairs & maintenance: −$924
• − Management: −$924
• − Depreciation: −$3,055
• Taxable loss: −$486
• Est. tax savings @ 24.0%: +$117
• After-tax cash flow: $1,382/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

+251.2% since first listed

11 events — show timeline

• 2026-04-08 Pending — SOMO
• 2026-04-03 Listed $105,000 SOMO
• 2022-07-12 Sold (Public Records) — Public Records
• 2022-07-11 Sold (MLS) — SOMO
• 2022-06-01 Delisted — SOMO
• 2022-05-14 Listed $94,900 SOMO
• 2021-10-05 Sold (Public Records) — Public Records
• 2021-10-04 Sold (MLS) — SOMO
• 2021-09-13 Listed $29,900 SOMO
• 2006-08-30 Sold (Public Records) — Public Records
• 2003-08-14 Sold (Public Records) — Public Records

Property tax history

+9.8%/yr

Latest (2025): $725 · +15.8% YoY. Source: county tax records.