144 S Redbud Ave · Republic, MO 65738

$225,000

4 bd · 2.5 ba · 2,006 sqft · SingleFamily public records · 10 Days on market

Built 1969 0.35 ac lot Est $349k · 36% 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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.2/10.0
• 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 MLS

Investor Special in a Quiet Neighborhood!Spacious 4-bedroom, 2.5-bath home located on a peaceful street with minimal traffic. This property offers a solid footprint and generous room sizes, making it an ideal candidate for a full renovation. With the right vision, this home can be transformed into a standout residence or profitable investment. The layout includes multiple living areas, ample bedroom space, and a primary suite with an en-suite bath. While the home requires a complete remodel, it presents a rare opportunity to customize finishes, modernize the floor plan, and add significant value in a desirable, quiet setting. Perfect for investors, contractors, or buyers looking to create their dream home from the ground up. Bring your ideas and unlock the potential of this diamond in the rough.

Key facts

• 0.35 acre lot
• Garage
• Built 1969

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Cap rate 8.3% 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: 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 35% FRL track the district average.
• Market conditions: Rents rising (+3.6%/yr); 478 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,302 units permitted in Greene County in 2024 (250 in 5+ unit buildings).
• This rent runs 41% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $225,000

Questions for the listing agent

1. Built in 1969 — 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: 1.02% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.21%
• DSCR: 1.32
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $349,044
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 S Redbud Ave	0.04mi	4/2.0	1,965 (-2%)	12mo	$235,000	$120	83
219 E Kelce Ln	0.25mi	5/2.5 (+1)	2,200 (+10%)	2mo	$385,000	$175	65
406 S Chestnut Hills Dr	0.58mi	4/2.0	1,836 (-8%)	2mo	$327,500	$178	55
406 N George Ave	0.41mi	4/2.5	2,280 (+14%)	9mo	$289,900	$127	51
532 N Allen Ave	0.68mi	3/3.0 (-1)	1,959 (-2%)	8mo	$300,000	$153	50
531 N Alexander Ave	0.62mi	3/2.0 (-1)	1,812 (-10%)	6mo	$185,000	$102	43
521 Cherrywood Ave	0.70mi	4/2.0	1,850 (-8%)	12mo	$274,900	$149	42
1733 E Charles St	0.63mi	3/2.0 (-1)	1,846 (-8%)	11mo	$325,000	$176	41
410 E Wildwood Flower Dr	0.68mi	3/2.0 (-1)	1,786 (-11%)	6mo	$310,000	$174	38
920 S Shuyler Ln	0.57mi	4/2.0	2,299 (+15%)	13mo	$389,900	$170	36
1734 Timber Ln	0.62mi	3/2.0 (-1)	1,755 (-12%)	12mo	$312,000	$178	33
1002 S Joshua Ave	0.73mi	3/2.0 (-1)	2,293 (+14%)	11mo	$399,900	$174	26

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-10,946
• Equity at exit: $33,548

10-year hold

• IRR: 5.7%
• Equity multiple: 1.43×
• Total profit: $27,309
• Equity at exit: $19,454

Cash invested: $63,000 (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 →

ZIP-level market 65738

• Home prices YoY: -32.2%
• Rents YoY: 3.6%
• Active inventory: 478
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,306 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$169 /mo · $2,033/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $379

Break-even live

Break-even rent $1,827

Max offer price $225,000

Occupancy floor 79%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
970 E Valley Trail Dr Republic, MO	3.0	2.5	2758	$3,495	$1.27	14d	1	0.90mi
625 Turner Ave Republic, MO	2.0–3.0	2.5	1609	$1,895	$1.18	14d	6	1.07mi
1450 S Olde Savannah Ave Republic, MO	4.0	2.0	1539	$2,400	$1.56	14d	1	1.16mi
1338 S Marseilles Ave Republic, MO	3.0	2.0	1513	$1,575	$1.04	44d	1	1.38mi
511 S Concordia Ave Republic, MO	3.0	2.0	1420	$1,395	$0.98	44d	1	1.38mi
1695 E Charlton St Republic, MO	5.0	3.0	1914	$2,495	$1.30	21d	1	1.41mi

Listing history 6 events

1. 2026-03-23
   status Pending
2. 2026-03-13
   listed $225,000 Active
3. 2026-03-08
   historical $225,000
4. 2026-02-27
   soldstatus Closed 806-char remark

   Show marketing remark (806 chars)

   Investor Special in a Quiet Neighborhood!Spacious 4-bedroom, 2.5-bath home located on a peaceful street with minimal traffic. This property offers a solid footprint and generous room sizes, making it an ideal candidate for a full renovation. With the right vision, this home can be transformed into a standout residence or profitable investment. The layout includes multiple living areas, ample bedroom space, and a primary suite with an en-suite bath. While the home requires a complete remodel, it presents a rare opportunity to customize finishes, modernize the floor plan, and add significant value in a desirable, quiet setting. Perfect for investors, contractors, or buyers looking to create their dream home from the ground up. Bring your ideas and unlock the potential of this diamond in the rough.

5. 2026-01-07
   status Pending 806-char remark

   Show marketing remark (806 chars)

   Investor Special in a Quiet Neighborhood!Spacious 4-bedroom, 2.5-bath home located on a peaceful street with minimal traffic. This property offers a solid footprint and generous room sizes, making it an ideal candidate for a full renovation. With the right vision, this home can be transformed into a standout residence or profitable investment. The layout includes multiple living areas, ample bedroom space, and a primary suite with an en-suite bath. While the home requires a complete remodel, it presents a rare opportunity to customize finishes, modernize the floor plan, and add significant value in a desirable, quiet setting. Perfect for investors, contractors, or buyers looking to create their dream home from the ground up. Bring your ideas and unlock the potential of this diamond in the rough.

6. 2025-12-29
   listed $200,000 Active 806-char remark

   Show marketing remark (806 chars)

   Investor Special in a Quiet Neighborhood!Spacious 4-bedroom, 2.5-bath home located on a peaceful street with minimal traffic. This property offers a solid footprint and generous room sizes, making it an ideal candidate for a full renovation. With the right vision, this home can be transformed into a standout residence or profitable investment. The layout includes multiple living areas, ample bedroom space, and a primary suite with an en-suite bath. While the home requires a complete remodel, it presents a rare opportunity to customize finishes, modernize the floor plan, and add significant value in a desirable, quiet setting. Perfect for investors, contractors, or buyers looking to create their dream home from the ground up. Bring your ideas and unlock the potential of this diamond in the rough.

ⓘ 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: $2,033 · $169/mo
• Projected year-2 tax: $2,182 · $182/mo
• Expected delta: +$150/yr (+$12/mo · 7.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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: $27,673
• − Mortgage interest: −$12,603
• − Property taxes: −$2,033
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,214
• − Management: −$2,214
• − Depreciation: −$6,545
• Taxable income: $939
• Est. tax owed @ 24.0%: −$225
• After-tax cash flow: $4,320/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

+12.5% since first listed

6 events — show timeline

• 2026-03-23 Pending — SOMO
• 2026-03-13 Listed $225,000 SOMO
• 2026-03-08 Coming Soon $225,000 SOMO
• 2026-02-27 Sold (MLS) — SOMO
• 2026-01-07 Pending — SOMO
• 2025-12-29 Listed $200,000 SOMO

Property tax history

+7.0%/yr

Latest (2025): $2,033 · +6.3% YoY. Source: county tax records.