1999 E Logan St · Republic, MO 65738

$250,000

3 bd · 2.0 ba · 1,772 sqft · SingleFamily public records · 40 Days on market

Built 1997 0.37 ac lot $141/sqft · at area comps Est $248k · 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 +11.7/30.0
• ARV discount +7.2/15.0
• Schools +4.8/10.0
• Livability +3.6/5.0
• DSCR +3.4/10.0
• Rent growth +3.4/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1999 E Logan in Republic! This well-located home sits on a desirable corner lot and offers a functional layout with added flexibility. The home features 3 bedrooms and 2 bathrooms along with open concept living, dining and kitchen. The garage has been converted into additional living space, creating the perfect second living area, home office, or bonus room to fit your needs. The fully privacy-fenced backyard provides a great space for pets, play, or entertaining. You can relax on the back deck or around the fire pit. It is a perfect oasis! Conveniently located near schools, shopping, and local amenities, this home offers both comfort and practicality.

Key facts

• Near schools
• Converted garage
• Fire pit

Tags

• CORNER LOT
• CONVERTED GARAGE
• PRIVACY-FENCED BACKYARD
• BACK DECK
• FIRE PIT
• NEAR SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-73 ($-882/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (24.9% below list).
• Recommended offer: $188k (24.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• Market conditions: Rents rising (+3.6%/yr); 478 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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).
• This rent runs 33% 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 $8k 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

• It's been on market 40 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,793 (24.9% 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. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.75% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.26%
• DSCR: 0.94
• GRM: 11.1

CMA / ARV

• ARV (median comp): $248,380
• List price: $250,000
• Delta: 0.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2236 E Lee St	0.26mi	3/2.5	1,716 (-3%)	2mo	$270,000	$157	78
538 N Basswood Ave	0.16mi	3/2.0	1,619 (-9%)	6mo	$254,900	$157	73
4889 S Douglas Dr	0.60mi	3/2.0	1,772 (0%)	6mo	$245,000	$138	67
1448 E Lee St	0.35mi	3/2.0	1,611 (-9%)	5mo	$262,000	$163	65
1604 E Lee St	0.29mi	3/2.0	1,558 (-12%)	4mo	$245,000	$157	63
7349 W Summit St	0.70mi	3/2.0	1,736 (-2%)	1mo	$299,900	$173	63
531 N Alexander Ave	0.65mi	3/2.0	1,812 (+2%)	6mo	$185,000	$102	62
1731 E Timber Ln	0.73mi	3/2.0	1,696 (-4%)	1mo	$319,900	$189	58
406 S Chestnut Hills Dr	0.69mi	4/2.0 (+1)	1,836 (+4%)	2mo	$327,500	$178	56
2118 E Milton St	0.35mi	4/2.0 (+1)	1,550 (-12%)	8mo	$309,900	$200	51
2433 E Virginia St	0.49mi	3/2.0	2,021 (+14%)	3mo	$335,000	$166	51
2476 E Timber Oak St	0.60mi	4/2.0 (+1)	1,508 (-15%)	4mo	$257,867	$171	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 · 3.61% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.37×
• Total profit: $-44,108
• Equity at exit: $37,276

10-year hold

• IRR: -9.0%
• Equity multiple: 0.43×
• Total profit: $-39,928
• Equity at exit: $21,615

Cash invested: $70,000 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,878 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$142 /mo · $1,702/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-73

Break-even live

Break-even rent $1,971

Max offer price $237,019

Occupancy floor 99%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
625 Turner Ave Republic, MO	2.0–3.0	2.5	1609	$1,895	$1.18	14d	6	0.15mi
644 N Cox Ave Republic, MO	3.0	2.0	1375	$1,595	$1.16	44d	1	0.26mi
810 N Oakwood Ave Republic, MO	2.0–3.0	2.0	1239	$924	$0.75	14d	4	0.33mi
1740 E Hamilton St Republic, MO	1.0–3.0	1.0–2.0	1110	$1,395	$1.26	44d	7	0.38mi
923 N Blake AVE Republic, MO	2.0	2.0	1400	$2,300	$1.64	44d	1	0.49mi
929 N Blake Ave Republic, MO	2.0	2.0	1400	$2,300	$1.64	44d	1	0.50mi
922 N Blake Ave Republic, MO	2.0	2.0	1400	$2,300	$1.64	44d	1	0.51mi
937 N Blake Ave Republic, MO	2.0	2.0	1400	$2,300	$1.64	44d	1	0.51mi
928 N Blake Ave Republic, MO	2.0	2.0	1400	$2,300	$1.64	44d	1	0.52mi
2488 Timber Oak St Republic, MO	4.0	2.0	1550	$1,895	$1.22	44d	1	0.58mi
1031 N Blake Ave Republic, MO	2.0	2.0	1400	$2,300	$1.64	44d	1	0.59mi
1090 N Northwood Ave Republic, MO	3.0	2.0	1321	$1,200	$0.91	14d	1	0.70mi
1413 N Lyon Ave Republic, MO	3.0	2.0	1571	$1,799	$1.15	44d	1	1.39mi
2983 Heritage St Republic, MO	3.0	2.0	1571	$1,799	$1.15	23d	1	1.42mi

Listing history 7 events

1. 2026-05-13
   price $250,000 671-char remark

   Show marketing remark (671 chars)

   Welcome to 1999 E Logan in Republic! This well-located home sits on a desirable corner lot and offers a functional layout with added flexibility. The home features 3 bedrooms and 2 bathrooms along with open concept living, dining and kitchen. The garage has been converted into additional living space, creating the perfect second living area, home office, or bonus room to fit your needs. The fully privacy-fenced backyard provides a great space for pets, play, or entertaining. You can relax on the back deck or around the fire pit. It is a perfect oasis! Conveniently located near schools, shopping, and local amenities, this home offers both comfort and practicality.

2. 2026-04-24
   price $254,900 671-char remark

   Show marketing remark (671 chars)

   Welcome to 1999 E Logan in Republic! This well-located home sits on a desirable corner lot and offers a functional layout with added flexibility. The home features 3 bedrooms and 2 bathrooms along with open concept living, dining and kitchen. The garage has been converted into additional living space, creating the perfect second living area, home office, or bonus room to fit your needs. The fully privacy-fenced backyard provides a great space for pets, play, or entertaining. You can relax on the back deck or around the fire pit. It is a perfect oasis! Conveniently located near schools, shopping, and local amenities, this home offers both comfort and practicality.

3. 2026-04-16
   listed $269,900 Active 671-char remark

   Show marketing remark (671 chars)

   Welcome to 1999 E Logan in Republic! This well-located home sits on a desirable corner lot and offers a functional layout with added flexibility. The home features 3 bedrooms and 2 bathrooms along with open concept living, dining and kitchen. The garage has been converted into additional living space, creating the perfect second living area, home office, or bonus room to fit your needs. The fully privacy-fenced backyard provides a great space for pets, play, or entertaining. You can relax on the back deck or around the fire pit. It is a perfect oasis! Conveniently located near schools, shopping, and local amenities, this home offers both comfort and practicality.

4. 2008-06-11
   soldstatus
5. 2007-12-11
   listed $94,900
6. 2007-07-06
   listed $104,900
7. 2001-07-13
   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: $1,702 · $142/mo
• Projected year-2 tax: $2,425 · $202/mo
• Expected delta: +$723/yr (+$60/mo · 42.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $22,535
• − Mortgage interest: −$14,004
• − Property taxes: −$1,702
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − Depreciation: −$7,273
• Taxable loss: −$5,299
• Est. tax savings @ 24.0%: +$1,272
• After-tax cash flow: $390/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

+138.3% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $250,000 SOMO
• 2026-04-24 Price Changed $254,900 SOMO
• 2026-04-16 Listed $269,900 SOMO
• 2008-06-11 Sold (Public Records) — Public Records
• 2007-12-11 Listed $94,900 SOMO
• 2007-07-06 Listed $104,900 SOMO
• 2001-07-13 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,702 · +11.1% YoY. Source: county tax records.