425 E Harrison St · Republic, MO 65738

$180,000

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 99 Days on market

Built 1907 9,583 sqft lot Est $196k · 8% under ↓ 4% since listing

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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 +15.4/30.0
• ARV discount +11.3/15.0
• Schools +4.8/10.0
• DSCR +4.7/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Just sharp 1176 square foot m/l home! Centrally located close to schools , shopping, dining, church, parks and more! Home offers 3 bedroom 1 bath. Nice updated touches to home. Spacious sun room sitting area on front of home. Heat -Air and water heater 3 years old. Dishwasher never used. Ready to move into come take a look.

Key facts

• Updated touches
• Centrally located
• 9,583 sq ft lot

Tags

• CENTRALLY LOCATED
• UPDATED TOUCHES
• SUN ROOM SITTING AREA
• HEAT AIR AND WATER HEATER
• DISHWASHER NEVER USED

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Composition roof
• Exterior features: Patio with covered front porch; Chain link and wire fencing; Level lot; City street frontage; Public-maintained road

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Ceiling fans; Natural gas forced-air heating
• Interior features: High speed internet available; Laminate counters; High ceilings; Insulated, double-pane windows
• Laundry & utility: Laundry on the main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $68 ($820/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 $146k (19.1% below list).
• Recommended offer: $146k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Sweeny Elementary (math 64% / reading 64%, grade B, #86 of 1,115 statewide, top 8%, 501 students, 40% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 99 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.
• 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 $145,609 (19.1% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.81% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $196,392
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
425 E Harrison St	0.00mi	3/1.0	1,176 (0%)	1mo	$180,000	$153	99
223 E Mill St	0.30mi	3/2.0	1,222 (+4%)	9mo	$250,000	$205	68
319 W Hines St	0.66mi	3/1.0	1,134 (-4%)	2mo	$189,900	$167	61
520 N College Ave	0.55mi	3/2.0	1,206 (+3%)	6mo	$235,000	$195	61
501 E Elm St	0.14mi	2/1.0 (-1)	1,328 (+13%)	9mo	$165,000	$124	60
605 N West Ave	0.75mi	3/2.0	1,200 (+2%)	4mo	$175,000	$146	54
217 E Ritter St	0.51mi	3/1.5	1,283 (+9%)	7mo	$214,900	$167	53
626 N Phelps Ave	0.69mi	3/2.0	1,232 (+5%)	4mo	$180,000	$146	53
814 E Rodgers St	0.48mi	3/2.0	1,274 (+8%)	9mo	$212,400	$167	52
1107 E Harrison St	0.68mi	3/2.0	1,101 (-6%)	4mo	$215,000	$195	50
413 W Elm St	0.68mi	3/1.5	1,052 (-10%)	3mo	$205,000	$195	46
421 W Elm St	0.69mi	3/1.5	1,052 (-10%)	3mo	$199,900	$190	46

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: -13.2%
• Equity multiple: 0.52×
• Total profit: $-23,996
• Equity at exit: $26,839

10-year hold

• IRR: -3.5%
• Equity multiple: 0.76×
• Total profit: $-11,874
• Equity at exit: $15,563

Cash invested: $50,400 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,456 high
• Mortgage (P&I): −$944
• Tax from tax record: −$63 /mo · $757/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $68

Break-even live

Break-even rent $1,370

Max offer price $180,000

Occupancy floor 90%

Sensitivity live

Price	-10% $170	-5% $119	+0% $68	+5% $17	+10% $-34
Rent	-10% $-47	-5% $11	+0% $68	+5% $126	+10% $183
Rate	-1.0pp $159	-0.5pp $114	base $68	+0.5pp $22	+1.0pp $-26

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 W Logan St Republic, MO	2.0	1.0	800	$1,300	$1.62	23d	1	0.51mi
912 N Walnut Ave Unit 15 Republic, MO	2.0	1.0	750	$775	$1.03	23d	1	0.70mi
912 N Walnut Ave Unit 06 Republic, MO	2.0	1.0	750	$775	$1.03	45d	1	0.70mi
109 N Allen Ave Republic, MO	3.0	1.0	1141	$1,295	$1.13	45d	1	0.77mi
649 Rilynn Ave Republic, MO	3.0	2.0	1300	$1,500	$1.15	15d	1	0.87mi
1740 E Hamilton St Republic, MO	1.0–3.0	1.0–2.0	1110	$1,395	$1.26	45d	7	0.93mi
241 W Wilson St Republic, MO	3.0	2.0	1215	$1,800	$1.48	15d	1	0.96mi
1605 E Hines St Republic, MO	1.0–2.0	1.0–2.0	840	$1,060	$1.26	15d	10	1.03mi
725 W Juan Tabo Ln Republic, MO	3.0	2.0	1450	$1,600	$1.10	45d	1	1.07mi
511 S Concordia Ave Republic, MO	3.0	2.0	1420	$1,395	$0.98	45d	1	1.08mi
625 Turner Ave Republic, MO	2.0–3.0	2.5	1609	$1,895	$1.18	15d	6	1.30mi
810 N Oakwood Ave Republic, MO	2.0–3.0	2.0	1239	$924	$0.75	15d	4	1.32mi
101 S Basswood Ave Republic, MO	3.0	1.0	1060	$1,250	$1.18	45d	1	1.39mi
414 S Michelle Ave Republic, MO	3.0	2.0	1446	$1,695	$1.17	15d	1	1.43mi
644 N Cox Ave Republic, MO	3.0	2.0	1375	$1,595	$1.16	45d	1	1.46mi

Listing history 5 events

1. 2026-04-30
   status Pending
2. 2026-04-11
   status Active
3. 2026-03-27
   status Pending
4. 2026-01-27
   price $180,000
5. 2026-01-06
   listed $187,000 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: $757 · $63/mo
• Projected year-2 tax: $1,746 · $146/mo
• Expected delta: +$989/yr (+$82/mo · 130.7%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $17,473
• − Mortgage interest: −$10,083
• − Property taxes: −$757
• − Insurance: −$900
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − Depreciation: −$5,236
• Taxable loss: −$2,299
• Est. tax savings @ 24.0%: +$552
• After-tax cash flow: $1,371/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

-3.7% since first listed

5 events — show timeline

• 2026-04-30 Pending — SOMO
• 2026-04-11 Relisted — SOMO
• 2026-03-27 Pending — SOMO
• 2026-01-27 Price Changed $180,000 SOMO
• 2026-01-06 Listed $187,000 SOMO

Property tax history

+2.5%/yr

Latest (2025): $757 · +8.7% YoY. Source: county tax records.