1011 W Crestview Ln · Republic, MO 65738

$200,000

3 bd · 2.0 ba · 2,144 sqft · SingleFamily public records · 9 Days on market

Built 1977 0.29 ac lot $93/sqft · 34% below area Est $304k · 34% 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 +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• Schools +4.8/10.0
• 1% rule +3.7/10.0
• 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 is a Rare Find!!! Nestled in a Quiet neighborhood on a dead-end street in an Unbeatable Location with OVER 2100 sqft of Living Space! On the main level there is a Huge living room, a Great dining area, a Nice kitchen with Brand New Flooring and an Oversized garage. Upstairs you will find that all 3 bedrooms have Brand New hardwood flooring, plus a Vast primary bedroom with a walk-in shower, and 2 Big bathrooms. Downstairs is an Enormous living room with bar area and a Large laundry room. The walls are Freshly painted and they just had a Tankless Water Heater installed this year. Outside enjoy the shade from the Beautiful trees in a Spacious fenced yard with 2 storage sheds. This home n

Key facts

• Dead-end street
• Brand new flooring
• Bar area

Tags

• QUIET NEIGHBORHOOD
• DEAD-END STREET
• BRAND NEW FLOORING
• OVERSIZED GARAGE
• WALK-IN SHOWER
• BAR AREA

Property features AI

Exterior

• Parking: 2-car garage; Driveway; Garage faces front
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Three or more levels
• Construction: Vinyl siding and brick exterior; Composition roof; Slab foundation; Built with energy-efficient thermostat
• Exterior features: Rain gutters; Deck; Front porch; Chain link fencing; Shed(s); Few trees on lot; Asphalt and concrete road access on public maintained city street

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher; Microwave; Tankless water heater
• Flooring: Hardwood; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating and cooling; Forced air; Natural gas heating; Ceiling fans; Pellet stove; Fireplace insert
• Interior features: Laminate countertops; High-speed internet; Insulated, double-pane windows with blinds and window coverings; Has fireplace with insert
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-351 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (31.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (12.7% below list).
• Recommended offer: $138k (31.0% below list) — sets the bar for cash-flow.
• Cap rate 6.9% 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: 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,919 (31.0% 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. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.34%
• DSCR: 1.10
• GRM: 9.5

CMA / ARV

• ARV (median comp): $303,840
• List price: $200,000
• Delta: -34.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1029 W Crestview Ln	0.04mi	4/2.5 (+1)	2,085 (-3%)	8mo	$239,000	$115	80
598 S Caroline Ave	0.36mi	4/2.5 (+1)	2,133 (-0%)	16mo	$299,999	$141	62
5751 S Farm Road 67	0.57mi	3/2.0	1,960 (-9%)	7mo	$384,900	$196	53
489 S Michelle Ave	0.23mi	4/2.5 (+1)	1,927 (-10%)	19mo	$282,500	$147	50
636 S Angel Ave	0.46mi	4/2.0 (+1)	1,842 (-14%)	1mo	$295,000	$160	49
260 N Ladera Dr	0.49mi	4/2.0 (+1)	1,968 (-8%)	13mo	$349,900	$178	47
830 W Oneal Rd	0.44mi	4/2.0 (+1)	2,022 (-6%)	23mo	$299,900	$148	46
667 W Juan Tabo Ln	0.52mi	4/2.0 (+1)	1,934 (-10%)	14mo	$345,000	$178	43
281 N Ladera Dr	0.47mi	4/2.0 (+1)	1,968 (-8%)	24mo	$305,900	$155	40
853 W Stanton Dr	0.25mi	4/3.0 (+1)	2,428 (+13%)	21mo	$355,000	$146	39
9872 W Farm Road 178	0.61mi	2/2.0 (-1)	1,848 (-14%)	13mo	$365,000	$198	32

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: -28.4%
• Equity multiple: 0.05×
• Total profit: $-53,472
• Equity at exit: $29,821

10-year hold

• IRR: -24.2%
• Equity multiple: -0.25×
• Total profit: $-69,926
• Equity at exit: $17,292

Cash invested: $56,000 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,746 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$138 /mo · $1,661/yr
• Insurance: −$83
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-351

Break-even live

Break-even rent $2,191

Max offer price $137,919

Occupancy floor —

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
414 S Michelle Ave Republic, MO	3.0	2.0	1446	$1,695	$1.17	14d	1	0.21mi
725 W Juan Tabo Ln Republic, MO	3.0	2.0	1450	$1,600	$1.10	44d	1	0.45mi
511 S Concordia Ave Republic, MO	3.0	2.0	1420	$1,395	$0.98	44d	1	0.49mi
1361 S Lorraine Ave Republic, MO	4.0	2.0	1539	$2,400	$1.56	14d	1	1.18mi
576 W Danielle St Republic, MO	3.0	2.0	1400	$1,495	$1.07	14d	1	1.23mi
1338 S Marseilles Ave Republic, MO	3.0	2.0	1513	$1,575	$1.04	44d	1	1.30mi

Listing history 3 events

1. 2026-05-13
   listed $200,000 Active 929-char remark
2. 2008-07-28
   soldstatus
3. 2004-09-01
   soldstatus

ⓘ 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: $1,661 · $138/mo
• Projected year-2 tax: $1,940 · $162/mo
• Expected delta: +$279/yr (+$23/mo · 16.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 71% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°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: $20,955
• − Mortgage interest: −$11,203
• − Property taxes: −$1,661
• − Insurance: −$6,525
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − Depreciation: −$5,818
• Taxable loss: −$7,605
• Est. tax savings @ 24.0%: +$1,825
• After-tax cash flow: $-2,392/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

4 events — show timeline

• 2026-05-22 Pending — SOMO
• 2026-05-13 Listed $200,000 SOMO
• 2008-07-28 Sold (Public Records) — Public Records
• 2004-09-01 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,661 · +9.2% YoY. Source: county tax records.