607 E Summit St · Republic, MO 65738

$189,900

3 bd · 2.0 ba · 1,491 sqft · SingleFamily public records · 1 Days on market

Built 1960 0.51 ac lot Est $253k · 25% under

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Why this score? — see what drove the C 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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• Schools +4.8/10.0
• 1% rule +4.3/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This Charming three bedroom, two bath home with fireplace is on a beautiful half acre corner lot. The fireplace has a vent free gas log. The large living room, dining room, and open floorplan create a perfect place for large gatherings. The adults can visit on the patio while children play in the fenced large backyard. The windows with diamond shape mullions in three pane windows reduce noise. The fireplace and large shade trees lend a cozy feeling to this nearly 1500 sq ft house. Two full baths with tubs and shower each add luxury to the baths. The house has a new roof installed in May, 2026, with new leaf guards, The Garage overhead door is only a year old. The gas range in the kitchen is

Key facts

• Sump pump
• Half acre corner lot
• New roof

Tags

• HALF ACRE CORNER LOT
• FENCED LARGE BACKYARD
• NEW ROOF
• GAS RANGE
• SUMP PUMP
• ENCAPSULATED CRAWL SPACE

Property features AI

Exterior

• Parking: Garage facing front with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Metal siding; Built-in fireplace (gas)
• Exterior features: Patio; Rain gutters; Chain-link fence; Corner lot with few trees; Publicly maintained asphalt city street frontage; Shed(s)

Interior

• Kitchen: Dishwasher
• Bedrooms: Bedrooms not specifically listed
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (forced air) with natural gas; Central air; Ceiling fan(s); Attic fan
• Interior features: Insulated double-pane windows; Gas fireplace
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (6.8% below list).
• Recommended offer: $177k (6.8% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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: 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); 478 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 31% 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 $1k of loan paydown is wiped out by about $6k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $177,013 (6.8% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.22%
• DSCR: 1.23
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $253,470
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
630 E Kay St	0.08mi	3/2.0	1,594 (+7%)	1mo	$187,900	$118	84
514 E Kay St	0.11mi	3/2.0	1,700 (+14%)	3mo	$289,500	$170	69
533 N Main St	0.61mi	3/2.0	1,458 (-2%)	7mo	$159,995	$110	62
183 E Cowling St	0.75mi	3/2.0	1,548 (+4%)	1mo	$324,900	$210	58
645 N College Ave	0.66mi	3/1.5	1,428 (-4%)	7mo	$195,000	$137	54
1169 N Blackstone Ave	0.63mi	4/2.0 (+1)	1,572 (+5%)	6mo	$269,900	$172	51
1394 N Collins Dr	0.73mi	3/2.0	1,605 (+8%)	4mo	$340,000	$212	50
1128 N Blackstone Ave	0.58mi	3/2.0	1,336 (-10%)	7mo	$269,900	$202	49
580 N Lynette Ave	0.75mi	3/2.0	1,330 (-11%)	2mo	$219,900	$165	45
703 E Elm St	0.71mi	3/2.0	1,669 (+12%)	3mo	$239,900	$144	44
501 E Elm St	0.69mi	2/1.0 (-1)	1,328 (-11%)	9mo	$165,000	$124	33
1406 N Collins Dr	0.74mi	4/2.0 (+1)	1,710 (+15%)	4mo	$365,000	$213	33

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-14,998
• Equity at exit: $28,315

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $10,212
• Equity at exit: $16,419

Cash invested: $53,172 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,770 high
• Mortgage (P&I): −$996
• Tax from tax record: −$92 /mo · $1,103/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $231

Break-even live

Break-even rent $1,477

Max offer price $189,900

Occupancy floor 82%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1740 E Hamilton St Republic, MO	1.0–3.0	1.0–2.0	1110	$1,395	$1.26	43d	7	0.71mi
241 W Wilson St Republic, MO	3.0	2.0	1215	$1,800	$1.48	13d	1	0.75mi
1605 E Hines St Republic, MO	1.0–2.0	1.0–2.0	840	$1,060	$1.26	13d	10	0.83mi
109 N Allen Ave Republic, MO	3.0	1.0	1141	$1,295	$1.13	43d	1	0.86mi
810 N Oakwood Ave Republic, MO	2.0–3.0	2.0	1239	$924	$0.75	13d	4	1.04mi
625 Turner Ave Republic, MO	2.0–3.0	2.5	1609	$1,895	$1.18	13d	6	1.09mi
644 N Cox Ave Republic, MO	3.0	2.0	1375	$1,595	$1.16	43d	1	1.25mi
725 W Juan Tabo Ln Republic, MO	3.0	2.0	1450	$1,600	$1.10	43d	1	1.29mi
923 N Blake AVE Republic, MO	2.0	2.0	1400	$2,300	$1.64	43d	1	1.35mi
929 N Blake Ave Republic, MO	2.0	2.0	1400	$2,300	$1.64	43d	1	1.35mi
937 N Blake Ave Republic, MO	2.0	2.0	1400	$2,300	$1.64	43d	1	1.35mi
1031 N Blake Ave Republic, MO	2.0	2.0	1400	$2,300	$1.64	43d	1	1.37mi
649 Rilynn Ave Republic, MO	3.0	2.0	1300	$1,500	$1.15	13d	1	1.38mi
922 N Blake Ave Republic, MO	2.0	2.0	1400	$2,300	$1.64	43d	1	1.38mi
928 N Blake Ave Republic, MO	2.0	2.0	1400	$2,300	$1.64	43d	1	1.38mi
101 S Basswood Ave Republic, MO	3.0	1.0	1060	$1,250	$1.18	43d	1	1.40mi
1090 N Northwood Ave Republic, MO	3.0	2.0	1321	$1,200	$0.91	13d	1	1.41mi
2488 Timber Oak St Republic, MO	4.0	2.0	1550	$1,895	$1.22	43d	1	1.44mi

Listing history 2 events

1. 2026-06-03
   remarks 699-char remark
2. 2026-06-03
   listed $189,900 Active 1 DOM

ⓘ 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: $1,103 · $92/mo
• Projected year-2 tax: $1,842 · $154/mo
• Expected delta: +$739/yr (+$62/mo · 67.0%)

ⓘ 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 3/10 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: $21,242
• − Mortgage interest: −$10,637
• − Property taxes: −$1,103
• − Insurance: −$950
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$5,524
• Taxable loss: −$371
• Est. tax savings @ 24.0%: +$89
• After-tax cash flow: $2,867/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

2 events — show timeline

• 2026-06-03 Listed $189,900 SOMO
• 2000-03-01 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,103 · +6.1% YoY. Source: county tax records.