Sylvan Plan · Republic, MO 65738

$240,000

3 bd · 2.5 ba · 1,574 sqft · SingleFamily · 956 Days on market

Excellent condition

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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 +7.8/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.8/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the Sylvan, our latest floorplan that offers a combination of functionality and style. Boasting a generous 1574 square feet, this home is designed to meet your needs. The Sylvan offers three bedrooms, making it a great fit for families or for those who desire a guest room or a home office. Each bedroom is designed with your comfort in mind, providing a cozy and personal retreat for everyone in the household. The main bedroom is particularly noteworthy, boasting an en-suite bathroom and an excellent walk-in closet. Escape the stresses of the day in your private sanctuary, complete with a well-appointed bathroom offering both sophistication and functionality. The walk-in closet ensures you have ample space to organize your wardrobe and keep everything tidy and easily accessible. Whether you're enjoying downtime in the open living space, preparing your favorite coffee in the convenient coffee bar area, or finding relaxation in the main bedroom, the Sylvan floorplan offers a harmonious blend of comfort, convenience, and style. Discover a new level of living with the Sylvan, designed to exceed your expectations and enhance your lifestyle.

Key facts

• 2 parking spots
• Listed 956 days

🏗️ New construction. The $240,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $265,489.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $240k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-291 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (18.6% below list).
• Recommended offer: $195k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 4.0% in Republic — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Mcculloch Elementary (math 52% / reading 52%, grade C-, #231 of 1,115 statewide, top 24%, 454 students, 34% 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 35% FRL track the district average.
• Market conditions: Rents rising (+3.6%/yr); 480 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 35% 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 956 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

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 $195,390 (18.6% 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 956 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.70%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

• ARV (median comp): $265,489
• List price: $240,000
• Delta: -9.60%
• 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
1164 E Abercorn St	0.11mi	3/2.0	1,473 (-6%)	1mo	$269,128	$183	81
1218 E Abercorn St	0.12mi	3/2.0	1,473 (-6%)	2mo	$269,904	$183	80
1450 S Olde Savannah Ave	0.25mi	4/2.0 (+1)	1,539 (-2%)	1mo	$285,000	$185	77
1522 S Bull Ct	0.20mi	3/2.0	1,510 (-4%)	6mo	$275,000	$182	77
1559 E Charlton St	0.20mi	3/2.0	1,473 (-6%)	2mo	$285,301	$194	77
1331 Abercorn St	0.14mi	3/2.0	1,437 (-9%)	3mo	$259,000	$180	75
1537 S Olde Savannah Ave	0.28mi	3/2.0	1,435 (-9%)	4mo	$265,000	$185	67
1214 E Habersham St	0.08mi	3/2.0	1,347 (-14%)	4mo	$265,985	$197	67
1188 E Abercorn St	0.11mi	3/2.0	1,347 (-14%)	4mo	$265,585	$197	66
1354 S Olde Savannah Ave	0.23mi	4/2.0 (+1)	1,735 (+10%)	4mo	$299,900	$173	62
1625 E Charlton St	0.41mi	3/2.0	1,750 (+11%)	2mo	$328,213	$188	59
1777 E Chickamauga Dr	0.47mi	4/2.0 (+1)	1,673 (+6%)	2mo	$350,000	$209	59

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: -23.6%
• Equity multiple: 0.19×
• Total profit: $-60,329
• Equity at exit: $39,585

10-year hold

• IRR: -16.9%
• Equity multiple: 0.04×
• Total profit: $-71,279
• Equity at exit: $22,955

Cash invested: $74,337 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,954 high
• Mortgage (P&I): −$1,392
• Tax est. 1.5%: −$332 /mo · $3,982/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-291

Break-even live

Break-even rent $2,322

Max offer price $223,359

Occupancy floor —

Sensitivity live

Price	-10% $-108	-5% $-199	+0% $-291	+5% $-383	+10% $-475
Rent	-10% $-446	-5% $-368	+0% $-291	+5% $-214	+10% $-137
Rate	-1.0pp $-157	-0.5pp $-224	base $-291	+0.5pp $-360	+1.0pp $-430

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: $66,372
• Closing costs: $7,965
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1450 S Olde Savannah Ave Republic, MO	4.0	2.0	1539	$2,400	$1.56	15d	1	0.28mi
1338 S Marseilles Ave Republic, MO	3.0	2.0	1513	$1,575	$1.04	45d	1	1.15mi
109 N Allen Ave Republic, MO	3.0	1.0	1141	$1,295	$1.13	45d	1	1.17mi
649 Rilynn Ave Republic, MO	3.0	2.0	1300	$1,500	$1.15	15d	1	1.19mi
419 W Barcelona St Republic, MO	3.0	2.0	1335	$1,650	$1.24	25d	1	1.28mi
101 S Basswood Ave Republic, MO	3.0	1.0	1060	$1,250	$1.18	45d	1	1.33mi
1361 S Lorraine Ave Republic, MO	4.0	2.0	1539	$2,400	$1.56	15d	1	1.42mi
576 W Danielle St Republic, MO	3.0	2.0	1400	$1,495	$1.07	15d	1	1.47mi

Listing history 18 events

1. 2026-06-21
   days on market $240,000 Active 956 DOM
2. 2026-06-18
   days on market $240,000 Active 953 DOM
3. 2026-06-17
   days on market $240,000 Active 952 DOM
4. 2026-06-16
   days on market $240,000 Active 951 DOM
5. 2026-06-15
   days on market $240,000 Active 950 DOM
6. 2026-06-14
   days on market $240,000 Active 948 DOM
7. 2026-06-13
   days on market $240,000 Active 947 DOM
8. 2026-06-10
   days on market $240,000 Active 945 DOM
9. 2026-06-09
   days on market $240,000 Active 944 DOM
10. 2026-06-08
    days on market $240,000 Active 943 DOM
11. 2026-06-07
    days on market $240,000 Active 942 DOM
12. 2026-06-05
    days on market $240,000 Active 939 DOM
13. 2026-06-03
    days on market $240,000 Active 938 DOM
14. 2026-06-02
    days on market $240,000 Active 937 DOM
15. 2026-06-01
    days on market $240,000 Active 936 DOM
16. 2026-05-31
    days on market $240,000 Active 935 DOM
17. 2026-05-30
    days on market $240,000 Active 934 DOM
18. 2023-11-08
    listed $240,000 Active 1163-char remark

    Show marketing remark (1163 chars)

    Introducing the Sylvan, our latest floorplan that offers a combination of functionality and style. Boasting a generous 1574 square feet, this home is designed to meet your needs. The Sylvan offers three bedrooms, making it a great fit for families or for those who desire a guest room or a home office. Each bedroom is designed with your comfort in mind, providing a cozy and personal retreat for everyone in the household. The main bedroom is particularly noteworthy, boasting an en-suite bathroom and an excellent walk-in closet. Escape the stresses of the day in your private sanctuary, complete with a well-appointed bathroom offering both sophistication and functionality. The walk-in closet ensures you have ample space to organize your wardrobe and keep everything tidy and easily accessible. Whether you're enjoying downtime in the open living space, preparing your favorite coffee in the convenient coffee bar area, or finding relaxation in the main bedroom, the Sylvan floorplan offers a harmonious blend of comfort, convenience, and style. Discover a new level of living with the Sylvan, designed to exceed your expectations and enhance your lifestyle.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $23,447
• − Mortgage interest: −$14,872
• − Property taxes: −$3,982
• − Insurance: −$1,327
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − Depreciation: −$7,723
• Taxable loss: −$8,209
• Est. tax savings @ 24.0%: +$1,970
• After-tax cash flow: $-1,524/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.

Condition & rehab AI · 9 photos

Excellent 100/100 None rehab

This Sylvan floorplan is in excellent condition with modern amenities and a well-maintained exterior. It offers a great balance of functionality and style, making it an ideal choice for families or those seeking a guest room or home office.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Resale Updating the kitchen appliances — Modern appliances can attract more buyers.
• Both Installing smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Resale Updating the kitchen appliances — Modern appliances can attract more buyers. ↑
• Both Installing smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2023-11-08 Listed $240,000 Zillow