Sylvan Plan · Republic, MO 65738

$240,000

3 bd · 2.5 ba · 1,574 sqft · SingleFamily · 1004 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 +8.0/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Condition / age +5.0/5.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• 1% rule +2.5/10.0
• DSCR +2.0/10.0
• 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 1003 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 — $262,212.

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 $-269 ($-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.

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); 554 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 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 1004 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 1004 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: 0.75% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.39%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (median comp): $262,212
• List price: $240,000
• Delta: -8.47%
• 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
1447 S Barnard Way	0.08mi	3/2.0	1,480 (-6%)	0mo	$273,258	$185	84
1211 E Habersham St	0.17mi	4/2.0 (+1)	1,582 (+0%)	2mo	$318,226	$201	83
1164 E Abercorn St	0.11mi	3/2.0	1,473 (-6%)	3mo	$269,128	$183	80
1425 E Charlton St	0.20mi	3/2.0	1,480 (-6%)	0mo	$284,877	$192	79
1450 S Olde Savannah Ave	0.25mi	4/2.0 (+1)	1,539 (-2%)	2mo	$285,000	$185	76
1349 E Macon St	0.27mi	4/2.0 (+1)	1,486 (-6%)	1mo	$269,000	$181	70
1371 E Macon St	0.29mi	4/2.0 (+1)	1,486 (-6%)	0mo	$279,900	$188	70
1753 E Macon St	0.51mi	4/2.5 (+1)	1,520 (-3%)	0mo	$259,900	$171	65
1395 E Charlton St	0.20mi	3/2.0	1,347 (-14%)	0mo	$272,012	$202	64
1513 E Charlton St	0.20mi	3/2.0	1,347 (-14%)	1mo	$270,965	$201	64
1537 E Charlton St	0.20mi	3/2.0	1,347 (-14%)	1mo	$270,679	$201	64
1491 E Charlton St	0.36mi	3/2.0	1,347 (-14%)	0mo	$269,942	$200	57

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: -23.0%
• Equity multiple: 0.21×
• Total profit: $-58,355
• Equity at exit: $39,097

10-year hold

• IRR: -16.0%
• Equity multiple: 0.08×
• Total profit: $-67,703
• Equity at exit: $22,671

Cash invested: $73,419 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 33 active · 21 under contract
• Months of supply: 5.8 mo (17%/mo absorbed)
• Median asking: $280,000 ($184/sqft)
• Median days on market: 334 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: -9.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 65738

• Home prices YoY: -32.2%
• Rents YoY: 3.6%
• Active inventory: 554
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,954 high
• Mortgage (P&I): −$1,375
• Tax est. 1.5%: −$328 /mo · $3,933/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-269

Break-even live

Break-even rent $2,294

Max offer price $223,359

Occupancy floor —

Sensitivity live

Price	-10% $-87	-5% $-178	+0% $-269	+5% $-359	+10% $-450
Rent	-10% $-423	-5% $-346	+0% $-269	+5% $-191	+10% $-114
Rate	-1.0pp $-136	-0.5pp $-202	base $-269	+0.5pp $-336	+1.0pp $-406

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: $65,553
• Closing costs: $7,866
• Club membership (one-time): —
• 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	63d	1	0.28mi
1338 S Marseilles Ave Republic, MO	3.0	2.0	1513	$1,575	$1.04	93d	1	1.15mi
109 N Allen Ave Republic, MO	3.0	1.0	1141	$1,295	$1.13	93d	1	1.17mi
649 Rilynn Ave Republic, MO	3.0	2.0	1300	$1,500	$1.15	63d	1	1.19mi
419 W Barcelona St Republic, MO	3.0	2.0	1335	$1,650	$1.24	72d	1	1.28mi
101 S Basswood Ave Republic, MO	3.0	1.0	1060	$1,250	$1.18	93d	1	1.33mi
1361 S Lorraine Ave Republic, MO	4.0	2.0	1539	$2,400	$1.56	63d	1	1.42mi
576 W Danielle St Republic, MO	3.0	2.0	1400	$1,495	$1.07	63d	1	1.47mi

Listing history 50 events

1. 2026-08-08
   days on market $240,000 Active 1004 DOM
2. 2026-08-07
   days on market $240,000 Active 1003 DOM
3. 2026-08-06
   days on market $240,000 Active 1002 DOM
4. 2026-08-05
   days on market $240,000 Active 1001 DOM
5. 2026-08-04
   days on market $240,000 Active 1000 DOM
6. 2026-08-03
   days on market $240,000 Active 999 DOM
7. 2026-07-31
   days on market $240,000 Active 996 DOM
8. 2026-07-30
   days on market $240,000 Active 995 DOM
9. 2026-07-29
   days on market $240,000 Active 994 DOM
10. 2026-07-27
    days on market $240,000 Active 992 DOM
11. 2026-07-25
    days on market $240,000 Active 990 DOM
12. 2026-07-23
    days on market $240,000 Active 988 DOM
13. 2026-07-22
    days on market $240,000 Active 987 DOM
14. 2026-07-21
    days on market $240,000 Active 986 DOM
15. 2026-07-18
    days on market $240,000 Active 983 DOM
16. 2026-07-16
    days on market $240,000 Active 981 DOM
17. 2026-07-16
    days on market $240,000 Active 980 DOM
18. 2026-07-14
    days on market $240,000 Active 979 DOM
19. 2026-07-14
    days on market $240,000 Active 978 DOM
20. 2026-07-12
    days on market $240,000 Active 977 DOM
21. 2026-07-11
    days on market $240,000 Active 976 DOM
22. 2026-07-10
    days on market $240,000 Active 975 DOM
23. 2026-07-09
    days on market $240,000 Active 974 DOM
24. 2026-07-08
    days on market $240,000 Active 973 DOM
25. 2026-07-07
    days on market $240,000 Active 972 DOM
26. 2026-07-06
    days on market $240,000 Active 971 DOM
27. 2026-07-05
    days on market $240,000 Active 970 DOM
28. 2026-07-04
    days on market $240,000 Active 969 DOM
29. 2026-07-03
    days on market $240,000 Active 968 DOM
30. 2026-07-02
    days on market $240,000 Active 967 DOM
31. 2026-07-01
    days on market $240,000 Active 966 DOM
32. 2026-06-30
    days on market $240,000 Active 965 DOM
33. 2026-06-29
    days on market $240,000 Active 964 DOM
34. 2026-06-28
    days on market $240,000 Active 963 DOM
35. 2026-06-28
    days on market $240,000 Active 962 DOM
36. 2026-06-27
    days on market $240,000 Active 961 DOM
37. 2026-06-25
    days on market $240,000 Active 959 DOM
38. 2026-06-23
    days on market $240,000 Active 957 DOM
39. 2026-06-21
    days on market $240,000 Active 956 DOM
40. 2026-06-18
    days on market $240,000 Active 953 DOM
41. 2026-06-17
    days on market $240,000 Active 952 DOM
42. 2026-06-16
    days on market $240,000 Active 951 DOM
43. 2026-06-15
    days on market $240,000 Active 950 DOM
44. 2026-06-14
    days on market $240,000 Active 948 DOM
45. 2026-06-13
    days on market $240,000 Active 947 DOM
46. 2026-06-10
    days on market $240,000 Active 945 DOM
47. 2026-06-09
    days on market $240,000 Active 944 DOM
48. 2026-06-08
    days on market $240,000 Active 943 DOM
49. 2026-06-07
    days on market $240,000 Active 942 DOM
50. 2026-06-05
    days on market $240,000 Active 939 DOM

ⓘ 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: −$14,688
• − Property taxes: −$3,933
• − Insurance: −$1,311
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − Depreciation: −$7,628
• Taxable loss: −$7,865
• Est. tax savings @ 24.0%: +$1,888
• After-tax cash flow: $-1,335/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. ↑

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Mcculloch Elementary C- MO #231/1,115 Nat'l #11,263/41,679 Middle Republic Middle C MO #57/391 Nat'l #3,192/14,009 High Republic High C MO #48/521 Nat'l #3,986/17,239

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

B Composite livability gradescore 72/100

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 · 319,054 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: 3% of renters

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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%

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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%

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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

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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