4982 S Douglas Dr · Republic, MO 65738

$244,900

3 bd · 1.0 ba · 1,530 sqft · SingleFamily public records · 80 Days on market

Built 1962 1.24 ac lot $160/sqft · at area comps Est $248k · 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 +14.3/30.0
• ARV discount +8.0/15.0
• Schools +4.8/10.0
• DSCR +4.3/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this cute farm house located on 2 lots for a total of 1.24 acres. Located in great area in east Republic. It features: 3 bedroom, 1 full bath, approx 1530 sq feet, 1 car attached carport and 2 car detached garage. All new vinyl flooring in living room, bedroom and hallway. Tile floors in kitchen, dining, bathroom and laundry/mud room. New light fixtures, new stove and dishwasher in kitchen. New neutral interior paint throughout. Maintenance free rock exterior. Lots of storage and workshop space. The property is zoned with Greene County as agricultural. Close to restaurants, shopping and Wilsons Creek National Battlefield. Call today for your private tour!

Key facts

• 1.24 acre lot
• 2 garage spots
• Built 1962

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $43 ($519/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 $194k (20.9% below list).
• Recommended offer: $194k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Price Elementary (math 64% / reading 67%, grade B+, #63 of 1,115 statewide, top 6%, 501 students, 42% 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; 16 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 34% 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 80 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $193,737 (20.9% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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: 0.79% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.76%
• DSCR: 1.03
• GRM: 10.5

CMA / ARV

• ARV (median comp): $247,844
• List price: $244,900
• Delta: -1.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2533 E Moonlight St	0.05mi	3/2.0	1,343 (-12%)	3mo	$245,000	$182	71
2462 E Beagle St	0.46mi	3/2.0	1,504 (-2%)	3mo	$269,900	$179	70
435 N Claremont Pl	0.21mi	3/2.0	1,375 (-10%)	3mo	$237,000	$172	67
7349 W Summit St	0.13mi	3/2.0	1,736 (+14%)	1mo	$299,900	$173	67
448 N Glenwood Ave	0.35mi	3/2.0	1,632 (+7%)	3mo	$275,000	$169	66
757 N Glenwood Ave	0.31mi	3/2.0	1,677 (+10%)	1mo	$329,900	$197	65
1180 N Cardinal Ave	0.59mi	3/2.0	1,501 (-2%)	1mo	$287,500	$192	64
2738 E Moonlight St	0.21mi	3/2.0	1,325 (-13%)	1mo	$240,000	$181	63
761 N Lexington Ave	0.43mi	3/2.0	1,404 (-8%)	3mo	$254,900	$182	60
2418 E Terrier St	0.35mi	3/2.0	1,300 (-15%)	2mo	$260,467	$200	53
2236 E Lee St	0.42mi	3/2.5	1,716 (+12%)	2mo	$270,000	$157	52
3120 E Marshall St	0.69mi	3/2.0	1,335 (-13%)	1mo	$260,000	$195	42

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-35,831
• Equity at exit: $36,515

10-year hold

• IRR: -5.0%
• Equity multiple: 0.66×
• Total profit: $-23,078
• Equity at exit: $21,174

Cash invested: $68,572 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,937 high
• Mortgage (P&I): −$1,284
• Tax from tax record: −$101 /mo · $1,211/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $43

Break-even live

Break-even rent $1,883

Max offer price $244,900

Occupancy floor 93%

Sensitivity live

Price	-10% $182	-5% $113	+0% $43	+5% $-26	+10% $-95
Rent	-10% $-110	-5% $-33	+0% $43	+5% $120	+10% $196
Rate	-1.0pp $167	-0.5pp $106	base $43	+0.5pp $-20	+1.0pp $-85

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2488 Timber Oak St Republic, MO	4.0	2.0	1550	$1,895	$1.22	45d	1	0.34mi
922 N Blake Ave Republic, MO	2.0	2.0	1400	$2,300	$1.64	45d	1	0.34mi
928 N Blake Ave Republic, MO	2.0	2.0	1400	$2,300	$1.64	45d	1	0.35mi
644 N Cox Ave Republic, MO	3.0	2.0	1375	$1,595	$1.16	45d	1	0.35mi
923 N Blake AVE Republic, MO	2.0	2.0	1400	$2,300	$1.64	45d	1	0.36mi
929 N Blake Ave Republic, MO	2.0	2.0	1400	$2,300	$1.64	45d	1	0.37mi
937 N Blake Ave Republic, MO	2.0	2.0	1400	$2,300	$1.64	45d	1	0.37mi
1031 N Blake Ave Republic, MO	2.0	2.0	1400	$2,300	$1.64	45d	1	0.45mi
625 Turner Ave Republic, MO	2.0–3.0	2.5	1609	$1,895	$1.18	15d	6	0.51mi
1090 N Northwood Ave Republic, MO	3.0	2.0	1321	$1,200	$0.91	15d	1	0.53mi
810 N Oakwood Ave Republic, MO	2.0–3.0	2.0	1239	$924	$0.75	15d	4	0.59mi
101 S Basswood Ave Republic, MO	3.0	1.0	1060	$1,250	$1.18	45d	1	0.69mi
1740 E Hamilton St Republic, MO	1.0–3.0	1.0–2.0	1110	$1,395	$1.26	45d	7	0.90mi
1413 N Lyon Ave Republic, MO	3.0	2.0	1571	$1,799	$1.15	45d	1	0.94mi
2983 Heritage St Republic, MO	3.0	2.0	1571	$1,799	$1.15	25d	1	0.96mi
109 N Allen Ave Republic, MO	3.0	1.0	1141	$1,295	$1.13	45d	1	1.13mi

Listing history 23 events

1. 2026-06-21
   days on market $244,900 Active 80 DOM
2. 2026-06-18
   days on market $244,900 Active 77 DOM
3. 2026-06-17
   days on market $244,900 Active 76 DOM
4. 2026-06-16
   days on market $244,900 Active 75 DOM
5. 2026-06-15
   days on market $244,900 Active 74 DOM
6. 2026-06-14
   days on market $244,900 Active 72 DOM
7. 2026-06-13
   days on market $244,900 Active 71 DOM
8. 2026-06-10
   days on market $244,900 Active 69 DOM
9. 2026-06-09
   days on market $244,900 Active 68 DOM
10. 2026-06-08
    days on market $244,900 Active 67 DOM
11. 2026-06-07
    days on market $244,900 Active 66 DOM
12. 2026-06-05
    days on market $244,900 Active 63 DOM
13. 2026-06-03
    days on market $244,900 Active 62 DOM
14. 2026-06-02
    days on market $244,900 Active 61 DOM
15. 2026-06-01
    days on market $244,900 Active 60 DOM
16. 2026-05-31
    days on market $244,900 Active 59 DOM
17. 2026-05-30
    days on market $244,900 Active 58 DOM
18. 2026-04-28
    price $244,900 674-char remark

    Show marketing remark (674 chars)

    Don't miss this cute farm house located on 2 lots for a total of 1.24 acres. Located in great area in east Republic. It features: 3 bedroom, 1 full bath, approx 1530 sq feet, 1 car attached carport and 2 car detached garage. All new vinyl flooring in living room, bedroom and hallway. Tile floors in kitchen, dining, bathroom and laundry/mud room. New light fixtures, new stove and dishwasher in kitchen. New neutral interior paint throughout. Maintenance free rock exterior. Lots of storage and workshop space. The property is zoned with Greene County as agricultural. Close to restaurants, shopping and Wilsons Creek National Battlefield. Call today for your private tour!

19. 2026-04-02
    listed $259,900 Active 674-char remark

    Show marketing remark (674 chars)

    Don't miss this cute farm house located on 2 lots for a total of 1.24 acres. Located in great area in east Republic. It features: 3 bedroom, 1 full bath, approx 1530 sq feet, 1 car attached carport and 2 car detached garage. All new vinyl flooring in living room, bedroom and hallway. Tile floors in kitchen, dining, bathroom and laundry/mud room. New light fixtures, new stove and dishwasher in kitchen. New neutral interior paint throughout. Maintenance free rock exterior. Lots of storage and workshop space. The property is zoned with Greene County as agricultural. Close to restaurants, shopping and Wilsons Creek National Battlefield. Call today for your private tour!

20. 2020-03-05
    soldstatus
21. 2014-10-01
    soldstatus
22. 2014-09-29
    soldstatus 377-char remark

    Show marketing remark (377 chars)

    4982 South Douglas, Republic, MO 65738. Located at the corner of Hines and Douglas. The home is larger than is appear with over 1500 sq. ft. You will be surprised at the size of the kitchen with ample cabinets and a large dining area. The over-sized lot is 106 x 221. The home has been updated with newer Furnace and AC. The detached garage provides additional covered parking.

23. 2014-08-06
    listed $66,900 377-char remark

    Show marketing remark (377 chars)

    4982 South Douglas, Republic, MO 65738. Located at the corner of Hines and Douglas. The home is larger than is appear with over 1500 sq. ft. You will be surprised at the size of the kitchen with ample cabinets and a large dining area. The over-sized lot is 106 x 221. The home has been updated with newer Furnace and AC. The detached garage provides additional covered parking.

ⓘ 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: $1,211 · $101/mo
• Projected year-2 tax: $2,376 · $198/mo
• Expected delta: +$1,164/yr (+$97/mo · 96.1%)

ⓘ 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: $23,248
• − Mortgage interest: −$13,718
• − Property taxes: −$1,211
• − Insurance: −$1,224
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − Depreciation: −$7,124
• Taxable loss: −$3,750
• Est. tax savings @ 24.0%: +$900
• After-tax cash flow: $1,419/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

• 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

+266.1% since first listed

6 events — show timeline

• 2026-04-28 Price Changed $244,900 SOMO
• 2026-04-02 Listed $259,900 SOMO
• 2020-03-05 Sold (Public Records) — Public Records
• 2014-10-01 Sold (Public Records) — Public Records
• 2014-09-29 Sold (MLS) — SOMO
• 2014-08-06 Listed $66,900 SOMO

Property tax history

+5.3%/yr

Latest (2025): $1,211 · +9.3% YoY. Source: county tax records.