2323 E Logan St · Republic, MO 65738

$245,000

3 bd · 2.0 ba · 1,380 sqft · SingleFamily public records · 22 Days on market

Built 2004 0.28 ac lot Est $251k · 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 +12.1/30.0
• ARV discount +8.6/15.0
• Schools +4.8/10.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Absolutely adorable 3 bedroom 2 bath home just listed. This home has so many great features from the open layout to the great sized bedrooms with lots of extra storage. This home has a fantastic kitchen including great appliances and an eat in dining area. The back yard is oversized and features a nice storage building. Schedule your showing at this conveniently located home today and be ready to be impressed!

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 2004

Property features AI

Exterior

• Parking: 2-car garage with garage door opener; garage faces front
• Security: Fire alarm
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: Covered rear porch; Shed(s); Wood and chain-link fencing; Composition roof; Asphalt and concrete road access on a public, city-maintained street

Interior

• Kitchen: Electric cooktop; Dishwasher; Refrigerator; Gas water heater
• Bedrooms: Walk-in closet(s) in bedroom(s)
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Beamed ceilings; Walk-in closet(s); Insulated and double-pane windows with blinds, drapes and other window coverings
• Laundry & utility: Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-54 ($-651/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (24.0% below list).
• Recommended offer: $186k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Lyon Elementary (math 56% / reading 56%, grade C+, #180 of 1,115 statewide, top 16%, 437 students, 41% 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 37% FRL track the district average.
• Market conditions: Rents rising (+3.6%/yr); 480 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $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

• It's been on market 22 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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.

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 $186,300 (24.0% 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. 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. 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?
5. 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.
6. 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.
7. 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: 6.03%
• Cash-on-cash: -0.95%
• DSCR: 0.96
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $251,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2321 E Lee St	0.12mi	3/2.0	1,404 (+2%)	4mo	$235,000	$167	88
2533 E Moonlight St	0.23mi	3/2.0	1,343 (-3%)	3mo	$245,000	$182	82
435 N Claremont Pl	0.32mi	3/2.0	1,375 (-0%)	3mo	$237,000	$172	82
2429 E Timber Oak St	0.39mi	3/2.0	1,350 (-2%)	3mo	$262,229	$194	75
2738 E Moonlight St	0.44mi	3/2.0	1,325 (-4%)	1mo	$240,000	$181	72
2418 E Terrier St	0.41mi	3/2.0	1,300 (-6%)	2mo	$260,467	$200	70
580 N Lynette Ave	0.64mi	3/2.0	1,330 (-4%)	2mo	$219,900	$165	62
761 N Lexington Ave	0.71mi	3/2.0	1,404 (+2%)	3mo	$254,900	$182	62
2462 E Beagle St	0.56mi	3/2.0	1,504 (+9%)	3mo	$269,900	$179	56
508 N Glenwood Ave	0.55mi	4/2.0 (+1)	1,461 (+6%)	4mo	$250,000	$171	56
1180 N Cardinal Ave	0.70mi	3/2.0	1,501 (+9%)	1mo	$287,500	$192	52
548 N Jester Ave	0.64mi	3/2.0	1,208 (-12%)	1mo	$235,000	$195	49

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: -17.3%
• Equity multiple: 0.39×
• Total profit: $-42,079
• Equity at exit: $36,530

10-year hold

• IRR: -8.3%
• Equity multiple: 0.47×
• Total profit: $-36,613
• Equity at exit: $21,183

Cash invested: $68,600 (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: $1,863 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$139 /mo · $1,669/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-54

Break-even live

Break-even rent $1,932

Max offer price $235,420

Occupancy floor 98%

Sensitivity live

Price	-10% $84	-5% $15	+0% $-54	+5% $-124	+10% $-193
Rent	-10% $-201	-5% $-128	+0% $-54	+5% $19	+10% $93
Rate	-1.0pp $69	-0.5pp $8	base $-54	+0.5pp $-118	+1.0pp $-182

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
644 N Cox Ave Republic, MO	3.0	2.0	1375	$1,595	$1.16	45d	1	0.21mi
625 Turner Ave Republic, MO	2.0–3.0	2.5	1609	$1,895	$1.18	15d	6	0.33mi
922 N Blake Ave Republic, MO	2.0	2.0	1400	$2,300	$1.64	45d	1	0.39mi
923 N Blake AVE Republic, MO	2.0	2.0	1400	$2,300	$1.64	45d	1	0.39mi
928 N Blake Ave Republic, MO	2.0	2.0	1400	$2,300	$1.64	45d	1	0.40mi
929 N Blake Ave Republic, MO	2.0	2.0	1400	$2,300	$1.64	45d	1	0.41mi
937 N Blake Ave Republic, MO	2.0	2.0	1400	$2,300	$1.64	45d	1	0.41mi
2488 Timber Oak St Republic, MO	4.0	2.0	1550	$1,895	$1.22	45d	1	0.43mi
101 S Basswood Ave Republic, MO	3.0	1.0	1060	$1,250	$1.18	45d	1	0.46mi
810 N Oakwood Ave Republic, MO	2.0–3.0	2.0	1239	$924	$0.75	15d	4	0.47mi
1031 N Blake Ave Republic, MO	2.0	2.0	1400	$2,300	$1.64	45d	1	0.51mi
1605 E Hines St Republic, MO	1.0–2.0	1.0–2.0	840	$1,060	$1.26	15d	10	0.58mi
1090 N Northwood Ave Republic, MO	3.0	2.0	1321	$1,200	$0.91	15d	1	0.62mi
1740 E Hamilton St Republic, MO	1.0–3.0	1.0–2.0	1110	$1,395	$1.26	45d	7	0.70mi
109 N Allen Ave Republic, MO	3.0	1.0	1141	$1,295	$1.13	45d	1	0.87mi
1413 N Lyon Ave Republic, MO	3.0	2.0	1571	$1,799	$1.15	45d	1	1.18mi
2983 Heritage St Republic, MO	3.0	2.0	1571	$1,799	$1.15	25d	1	1.20mi

Listing history 21 events

1. 2026-06-21
   statusdays on market $245,000 Pending 22 DOM
2. 2026-06-18
   days on market $245,000 Active 20 DOM
3. 2026-06-17
   days on market $245,000 Active 19 DOM
4. 2026-06-16
   days on market $245,000 Active 18 DOM
5. 2026-06-15
   days on market $245,000 Active 17 DOM
6. 2026-06-14
   days on market $245,000 Active 15 DOM
7. 2026-06-13
   pricedays on market $245,000 Active 14 DOM
8. 2026-06-10
   days on market $250,000 Active 12 DOM
9. 2026-06-09
   days on market $250,000 Active 11 DOM
10. 2026-06-08
    days on market $250,000 Active 10 DOM
11. 2026-06-07
    days on market $250,000 Active 9 DOM
12. 2026-06-05
    days on market $250,000 Active 6 DOM
13. 2026-06-03
    days on market $250,000 Active 5 DOM
14. 2026-06-02
    days on market $250,000 Active 4 DOM
15. 2026-06-01
    days on market $250,000 Active 3 DOM
16. 2026-05-31
    days on market $250,000 Active 2 DOM
17. 2026-05-29
    listed $250,000 Active
18. 2019-08-20
    soldstatus
19. 2017-10-24
    soldstatus
20. 2017-10-20
    soldstatus 413-char remark

    Show marketing remark (413 chars)

    Absolutely adorable 3 bedroom 2 bath home just listed. This home has so many great features from the open layout to the great sized bedrooms with lots of extra storage. This home has a fantastic kitchen including great appliances and an eat in dining area. The back yard is oversized and features a nice storage building. Schedule your showing at this conveniently located home today and be ready to be impressed!

21. 2017-09-12
    listed $124,900 413-char remark

    Show marketing remark (413 chars)

    Absolutely adorable 3 bedroom 2 bath home just listed. This home has so many great features from the open layout to the great sized bedrooms with lots of extra storage. This home has a fantastic kitchen including great appliances and an eat in dining area. The back yard is oversized and features a nice storage building. Schedule your showing at this conveniently located home today and be ready to be impressed!

ⓘ 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: $1,669 · $139/mo
• Projected year-2 tax: $2,376 · $198/mo
• Expected delta: +$707/yr (+$59/mo · 42.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 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: $22,356
• − Mortgage interest: −$13,724
• − Property taxes: −$1,669
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,788
• − Management: −$1,788
• − Depreciation: −$7,127
• Taxable loss: −$4,966
• Est. tax savings @ 24.0%: +$1,192
• After-tax cash flow: $541/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

+100.2% since first listed

5 events — show timeline

• 2026-05-29 Listed $250,000 SOMO
• 2019-08-20 Sold (Public Records) — Public Records
• 2017-10-24 Sold (Public Records) — Public Records
• 2017-10-20 Sold (MLS) — SOMO
• 2017-09-12 Listed $124,900 SOMO

Property tax history

+3.5%/yr

Latest (2025): $1,669 · +7.9% YoY. Source: county tax records.