208 E Brooks St · Republic, MO 65738

$87,000

2 bd · 1.0 ba · 872 sqft · SingleFamily public records · 2 Days on market

Built 1898 0.42 ac lot Est $160k · 46% under ↓ 12% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Schools +4.8/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special in the growing community of Republic, MO. As-is sale -- priced to reflect condition. Vacant and available for immediate access. Strong rental demand in Republic with continued residential growth in the surrounding area.

Key facts

• 0.42 acre lot
• Built 1898
• Listed 2 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Cap rate 10.8% vs local median 4.0% in Republic — 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 72/100 on livability (#92 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Republic R-III (suburban): math 56% / reading 57% proficiency, ranked #19 of 324 in MO (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Sweeny Elementary (math 64% / reading 64%, grade B, #86 of 1,115 statewide, top 8%, 501 students, 40% FRL); Republic Middle (math 50% / reading 53%, grade C, #57 of 391 statewide, top 15%, 1,146 students, 39% FRL); Republic High (math 56% / reading 60%, grade C, #48 of 521 statewide, top 9%, 1,542 students, 31% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: Rents rising (+3.6%/yr); 480 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $601 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.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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

• Watch-outs: built in 1898 — 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 $87,000

Questions for the listing agent

1. Built in 1898 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.30% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.11%
• DSCR: 1.72
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $160,448
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
525 S Main Ave	0.30mi	2/2.0	868 (-0%)	5mo	$104,900	$121	77
217 N Pine Ave	0.39mi	2/1.0	884 (+1%)	9mo	$160,000	$181	72
305 S Main Ave	0.18mi	2/1.0	852 (-2%)	21mo	$159,000	$187	70
207 W Broad St	0.26mi	3/1.0 (+1)	921 (+6%)	7mo	$155,000	$168	67
224 W Charles St	0.40mi	2/1.0	816 (-6%)	13mo	$159,900	$196	60
410 W Harrison St	0.54mi	2/1.0	816 (-6%)	9mo	$150,000	$184	56
217 W Logan St	0.66mi	2/1.0	800 (-8%)	4mo	$160,000	$200	52
532 N College Ave	0.73mi	3/1.0 (+1)	922 (+6%)	7mo	$91,900	$100	46
420 N West Ave	0.65mi	3/1.5 (+1)	956 (+10%)	21mo	$185,000	$194	29

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 · 3.61% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.30×
• Total profit: $7,428
• Equity at exit: $12,972

10-year hold

• IRR: 17.5%
• Equity multiple: 2.49×
• Total profit: $36,182
• Equity at exit: $7,522

Cash invested: $24,360 (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 65738

• Home prices YoY: -32.2%
• Rents YoY: 3.6%
• Active inventory: 480
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,133 high
• Mortgage (P&I): −$456
• Tax from tax record: −$75 /mo · $902/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $327

Break-even live

Break-even rent $719

Max offer price $87,000

Occupancy floor 66%

Sensitivity live

Price	-10% $376	-5% $352	+0% $327	+5% $302	+10% $278
Rent	-10% $238	-5% $282	+0% $327	+5% $372	+10% $417
Rate	-1.0pp $371	-0.5pp $349	base $327	+0.5pp $305	+1.0pp $282

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 W Logan St Republic, MO	2.0	1.0	800	$1,300	$1.62	22d	1	0.67mi
223 N Cedar Ave Unit A205 Republic, MO	1.0	1.0	800	$650	$0.81	15d	1	0.84mi
912 N Walnut Ave Unit 06 Republic, MO	2.0	1.0	750	$775	$1.03	45d	1	1.02mi
912 N Walnut Ave Unit 15 Republic, MO	2.0	1.0	750	$775	$1.03	22d	1	1.02mi
1740 E Hamilton St Republic, MO	1.0–3.0	1.0–2.0	1110	$1,195	$1.08	45d	7	1.33mi
1605 E Hines St Republic, MO	1.0–2.0	1.0–2.0	840	$1,060	$1.26	15d	10	1.41mi

Listing history 7 events

1. 2026-06-21
   statusdays on market $87,000 Active 2 DOM
2. 2026-05-14
   listed $87,000
3. 2026-05-14
   historical
4. 2017-05-13
   listed $75,000
5. 2016-05-18
   listed $99,078
6. 2010-04-30
   soldstatus
7. 2007-06-04
   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: $902 · $75/mo
• Projected year-2 tax: $902 · $75/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,591
• − Mortgage interest: −$4,873
• − Property taxes: −$902
• − Insurance: −$435
• − Repairs & maintenance: −$1,087
• − Management: −$1,087
• − Depreciation: −$2,531
• Taxable income: $2,675
• Est. tax owed @ 24.0%: −$642
• After-tax cash flow: $3,283/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: Republic R-III
• NCES district ID: 2926220
• Math proficiency: 56% ▲ 2.00%
• Reading proficiency: 57% ▼ -1.00%
• Median HH income: $51,329
• Composite: 48.3/100
• National rank: #2152
• State rank: #19 of 324 in MO

Livability — Republic

• Score: 72/100
• State rank: #92
• US rank: #6228

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment C Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Republic, MO
• County: Greene County · 244,327 people
• City population: 21,283
• Metro: Springfield, MO
• Population (ZIP): 21,283
• Household income: $67,841
• Rent vs Own: 33.8% rent · 66.2% own
• Severe rent burden: 461.0

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Italian 2% Lithuanian 2% Portuguese 2%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 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: ▼ -102.93%
• Current HPI: 217.1512
• Rent YoY: ▲ 3.61%
• 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

-12.2% since first listed

6 events — show timeline

• 2026-05-14 Delisted — SOMO
• 2026-05-14 Listed $87,000 SOMO
• 2017-05-13 Listed $75,000 SOMO
• 2016-05-18 Listed $99,078 SOMO
• 2010-04-30 Sold (Public Records) — Public Records
• 2007-06-04 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $902 · +7.6% YoY. Source: county tax records.