1157 E Price St · Republic, MO 65738

$342,000

4 bd · 3.5 ba · 2,151 sqft · SingleFamily public records · 135 Days on market

Built 2024 Good condition 8,712 sqft lot $159/sqft · 11% above area Est $380k · 10% under $8/mo HOA

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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).

• ARV discount +12.0/15.0
• Cash flow +11.5/30.0
• Schools +4.8/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• DSCR +3.4/10.0
• Rent growth +3.4/5.0
• 1% rule +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well designed 4 bedroom, 3.5 bath home offers a functional layout with multiple living spaces and thoughtful finishes throughout. The main level features an open living area that flows seamlessly into the kitchen, complete with white cabinetry and a center island with barstool seating, making it ideal for everyday living and entertaining. A conveniently located powder room is nearby for guests. The primary bedroom on the main level includes an attached bathroom with a dual sink vanity and a walk in shower. Two additional bedrooms share a full bathroom, providing comfortable accommodations for family or guests. Downstairs, you will find a second living room, the fourth bedroom, and a third full bathroom, offering a flexible space perfect for a guest suite, home office, or recreation area. The fully fenced backyard is designed for outdoor enjoyment with an upper level deck and a lower level patio, creating multiple spaces to relax or entertain. Located in a quiet and growing community, this home combines modern features with a practical layout suited for a variety of lifestyles.

Key facts

• Attached bathroom
• Open living area
• Granite countertops

Tags

• OPEN LIVING AREA
• WHITE CABINETRY
• GRANITE COUNTERTOPS
• CENTER ISLAND
• ATTACHED BATHROOM
• DUAL SINK VANITY

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $342k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $322k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (24.2% below list).
• Recommended offer: $259k (24.2% 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.
• 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,302 units permitted in Greene County in 2024 (250 in 5+ unit buildings).
• At $2,593/mo this rent would consume 46% of the median local household income ($68k/yr) (locally 461% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 135 days — a 12% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Recommended offer $259,326 (24.2% 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 135 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.40%
• DSCR: 0.94
• GRM: 11.0

CMA / ARV

• ARV (median comp): $380,464
• List price: $342,000
• Delta: -10.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1466 E Macon St	0.22mi	4/3.0	2,150 (-0%)	11mo	$309,900	$144	78
1682 E Macon St	0.34mi	5/3.5 (+1)	2,071 (-4%)	11mo	$299,900	$145	64
1478 S Natchez Rd	0.31mi	4/3.0	2,400 (+12%)	3mo	$395,000	$165	61
1142 S Natchez Rd	0.48mi	4/2.0	1,985 (-8%)	1mo	$350,000	$176	58
996 E Valley Trail Dr	0.26mi	4/2.0	1,968 (-8%)	12mo	$375,000	$191	58
1556 E Macon St	0.17mi	5/3.0 (+1)	2,457 (+14%)	9mo	$364,900	$149	53
1086 S Joshua Ave	0.34mi	3/2.0 (-1)	2,300 (+7%)	11mo	$439,900	$191	53
956 E Grace St	0.33mi	3/2.0 (-1)	2,406 (+12%)	4mo	$425,000	$177	50
1002 S Joshua Ave	0.42mi	3/2.0 (-1)	2,293 (+7%)	11mo	$399,900	$174	49
902 E Valley Trail Dr	0.24mi	3/2.5 (-1)	2,452 (+14%)	9mo	$525,000	$214	49
1466 S Natchez Rd	0.31mi	3/2.0 (-1)	1,862 (-13%)	8mo	$335,000	$180	46
1254 S Antietam Rd	0.54mi	4/2.5	1,852 (-14%)	11mo	$365,000	$197	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: -18.0%
• Equity multiple: 0.36×
• Total profit: $-61,042
• Equity at exit: $50,993

10-year hold

• IRR: -9.3%
• Equity multiple: 0.41×
• Total profit: $-56,042
• Equity at exit: $29,570

Cash invested: $95,760 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,593 high
• Mortgage (P&I): −$1,793
• Tax from tax record: −$217 /mo · $2,601/yr
• Insurance: −$142
• HOA: −$8
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $-112

Break-even live

Break-even rent $2,735

Max offer price $322,198

Occupancy floor 99%

Sensitivity live

Price	-10% $82	-5% $-15	+0% $-112	+5% $-209	+10% $-306
Rent	-10% $-317	-5% $-215	+0% $-112	+5% $-10	+10% $93
Rate	-1.0pp $60	-0.5pp $-25	base $-112	+0.5pp $-201	+1.0pp $-291

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: $85,500
• Closing costs: $10,260
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.20mi
970 E Valley Trail Dr Republic, MO	3.0	2.5	2758	$3,495	$1.27	15d	1	0.25mi
1695 E Charlton St Republic, MO	5.0	3.0	1914	$2,495	$1.30	22d	1	0.37mi
1338 S Marseilles Ave Republic, MO	3.0	2.0	1513	$1,575	$1.04	45d	1	1.21mi
1361 S Lorraine Ave Republic, MO	4.0	2.0	1539	$2,400	$1.56	15d	1	1.48mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 25 events

1. 2026-06-21
   days on market $342,000 Active 135 DOM
2. 2026-06-18
   days on market $342,000 Active 132 DOM
3. 2026-06-17
   days on market $342,000 Active 131 DOM
4. 2026-06-16
   days on market $342,000 Active 130 DOM
5. 2026-06-15
   days on market $342,000 Active 129 DOM
6. 2026-06-14
   days on market $342,000 Active 127 DOM
7. 2026-06-13
   days on market $342,000 Active 126 DOM
8. 2026-06-10
   days on market $342,000 Active 124 DOM
9. 2026-06-09
   days on market $342,000 Active 123 DOM
10. 2026-06-08
    days on market $342,000 Active 122 DOM
11. 2026-06-07
    days on market $342,000 Active 121 DOM
12. 2026-06-05
    days on market $342,000 Active 118 DOM
13. 2026-06-03
    days on market $342,000 Active 117 DOM
14. 2026-06-02
    days on market $342,000 Active 116 DOM
15. 2026-06-01
    days on market $342,000 Active 115 DOM
16. 2026-05-31
    days on market $342,000 Active 114 DOM
17. 2026-05-30
    days on market $342,000 Active 113 DOM
18. 2026-04-01
    price $344,900 1098-char remark

    Show marketing remark (1098 chars)

    This well designed 4 bedroom, 3.5 bath home offers a functional layout with multiple living spaces and thoughtful finishes throughout. The main level features an open living area that flows seamlessly into the kitchen, complete with white cabinetry and a center island with barstool seating, making it ideal for everyday living and entertaining. A conveniently located powder room is nearby for guests. The primary bedroom on the main level includes an attached bathroom with a dual sink vanity and a walk in shower. Two additional bedrooms share a full bathroom, providing comfortable accommodations for family or guests. Downstairs, you will find a second living room, the fourth bedroom, and a third full bathroom, offering a flexible space perfect for a guest suite, home office, or recreation area. The fully fenced backyard is designed for outdoor enjoyment with an upper level deck and a lower level patio, creating multiple spaces to relax or entertain. Located in a quiet and growing community, this home combines modern features with a practical layout suited for a variety of lifestyles.

19. 2026-02-06
    listed $350,000 Active 1098-char remark

    Show marketing remark (1098 chars)

    This well designed 4 bedroom, 3.5 bath home offers a functional layout with multiple living spaces and thoughtful finishes throughout. The main level features an open living area that flows seamlessly into the kitchen, complete with white cabinetry and a center island with barstool seating, making it ideal for everyday living and entertaining. A conveniently located powder room is nearby for guests. The primary bedroom on the main level includes an attached bathroom with a dual sink vanity and a walk in shower. Two additional bedrooms share a full bathroom, providing comfortable accommodations for family or guests. Downstairs, you will find a second living room, the fourth bedroom, and a third full bathroom, offering a flexible space perfect for a guest suite, home office, or recreation area. The fully fenced backyard is designed for outdoor enjoyment with an upper level deck and a lower level patio, creating multiple spaces to relax or entertain. Located in a quiet and growing community, this home combines modern features with a practical layout suited for a variety of lifestyles.

20. 2025-01-10
    listed $340,000 Active
21. 2024-04-26
    soldstatus Closed
22. 2024-04-12
    status Pending
23. 2024-02-29
    historical Active Under Contract
24. 2024-02-29
    status Pending
25. 2023-10-29
    listed $327,500 Active

ⓘ 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: $2,601 · $217/mo
• Projected year-2 tax: $3,317 · $276/mo
• Expected delta: +$716/yr (+$60/mo · 27.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $31,119
• − Mortgage interest: −$19,157
• − Property taxes: −$2,601
• − Insurance: −$1,710
• − Repairs & maintenance: −$2,490
• − Management: −$2,490
• − HOA: −$96
• − Depreciation: −$9,949
• Taxable loss: −$7,374
• Est. tax savings @ 24.0%: +$1,770
• After-tax cash flow: $425/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 · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, move-in-ready home offers a good condition with a good ROI potential for both resale and rental.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and can add value.
• Resale Clean gutters — Keeps home looking well-maintained and can prevent water damage.
• Rental Replace carpet in bedrooms — Fresh carpet can attract renters and reduce wear and tear.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and can add value. ↑
• Resale Clean gutters — Keeps home looking well-maintained and can prevent water damage. ↑
• Rental Replace carpet in bedrooms — Fresh carpet can attract renters and reduce wear and tear. ↑

ⓘ 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

+5.3% since first listed

8 events — show timeline

• 2026-04-01 Price Changed $344,900 SOMO
• 2026-02-06 Listed $350,000 SOMO
• 2025-01-10 Listed $340,000 SOMO
• 2024-04-26 Sold (MLS) — SOMO
• 2024-04-12 Pending — SOMO
• 2024-02-29 Contingent — SOMO
• 2024-02-29 Pending — SOMO
• 2023-10-29 Listed $327,500 SOMO

Property tax history

+216.1%/yr

Latest (2025): $2,601 · +69.4% YoY. Source: county tax records.