624 Louis St · Cape Girardeau, MO 63703

$60,000

2 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 255 Days on market

Built 1945 7,535 sqft lot $55/sqft · 57% below area Est $110k · 45% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This house has had the same renter 11 years. Possibly wants to stay longer. Ranch home 2 bedroom one bath. Living room , eat in kitchen. Another room could possibly be turn into third bedroom. Nice size yard parking off street. Great for investment. Home sold in as condition.

Key facts

• 7,535 sq ft lot
• Built 1945
• Listed 254 days

🏷️ Possibly a rental listed for sale. The $60,000 price doesn't fit this home's estimated sale value (~$109,744) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 3.9% in Cape Girardeau — 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 64/100 on livability (#297 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, employment D+, crime F.
• Cape Girardeau 63 (urban): math 33% / reading 42% proficiency, ranked #188 of 324 in MO (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 41 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 81 units permitted in Cape Girardeau County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($39k/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 $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Cape Girardeau County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.76% ✓
• Cap rate: 15.53%
• Cash-on-cash: 32.98%
• DSCR: 2.47
• GRM: 4.7

CMA / ARV

• ARV (median comp): $109,744
• List price: $60,000
• Delta: -45.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
421 Koch Ave	0.21mi	3/1.0 (+1)	1,065 (-2%)	2mo	$154,900	$145	80
313 S Spring St	0.41mi	3/1.0 (+1)	1,120 (+3%)	3mo	$150,000	$134	69
329 Albert St	0.29mi	1/1.0 (-1)	1,008 (-8%)	4mo	$114,900	$114	66
723 S Pacific St	0.70mi	2/1.0	1,092 (0%)	5mo	$90,500	$83	63
409 Albert St	0.25mi	3/1.0 (+1)	1,216 (+11%)	3mo	$115,000	$95	62
1525 Good Hope St	0.33mi	2/1.0	950 (-13%)	4mo	$109,900	$116	59
107 S Park St	0.60mi	2/2.0	1,034 (-5%)	2mo	$55,000	$53	58
415 Albert St	0.23mi	3/1.0 (+1)	932 (-15%)	6mo	$60,000	$64	54
1548 Whitener St	0.69mi	2/1.0	996 (-9%)	2mo	$139,900	$140	52
1536 Whitener St	0.69mi	2/2.0	1,008 (-8%)	1mo	$109,900	$109	50
1522 Independence St	0.63mi	2/1.0	967 (-11%)	3mo	$79,900	$83	49
1727 Whitener St	0.67mi	3/1.5 (+1)	1,175 (+8%)	1mo	$235,000	$200	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.1%
• Equity multiple: 2.17×
• Total profit: $19,673
• Equity at exit: $8,946

10-year hold

• IRR: 35.6%
• Equity multiple: 4.27×
• Total profit: $54,952
• Equity at exit: $5,188

Cash invested: $16,800 (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 63703

• Home prices YoY: -29.3%
• Active inventory: 41
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,054 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$32 /mo · $380/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $462

Break-even live

Break-even rent $470

Max offer price $60,000

Occupancy floor 51%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2838 Independence St Cape Girardeau, MO	3.0	1.5	1000	$1,350	$1.35	43d	1	1.48mi

Listing history 26 events

1. 2026-06-19
   days on market $60,000 Active 255 DOM
2. 2026-06-18
   days on market $60,000 Active 254 DOM
3. 2026-06-17
   days on market $60,000 Active 253 DOM
4. 2026-06-16
   days on market $60,000 Active 252 DOM
5. 2026-06-15
   days on market $60,000 Active 251 DOM
6. 2026-06-14
   days on market $60,000 Active 249 DOM
7. 2026-06-13
   days on market $60,000 Active 248 DOM
8. 2026-06-10
   days on market $60,000 Active 246 DOM
9. 2026-06-09
   days on market $60,000 Active 245 DOM
10. 2026-06-08
    days on market $60,000 Active 244 DOM
11. 2026-06-07
    days on market $60,000 Active 243 DOM
12. 2026-06-05
    days on market $60,000 Active 240 DOM
13. 2026-06-03
    days on market $60,000 Active 239 DOM
14. 2026-06-02
    days on market $60,000 Active 238 DOM
15. 2026-06-01
    days on market $60,000 Active 237 DOM
16. 2026-05-31
    days on market $60,000 Active 236 DOM
17. 2026-05-30
    days on market $60,000 Active 235 DOM
18. 2026-03-25
    price $60,000 281-char remark

    Show marketing remark (281 chars)

    This house has had the same renter 11 years. Possibly wants to stay longer. Ranch home 2 bedroom one bath. Living room , eat in kitchen. Another room could possibly be turn into third bedroom. Nice size yard parking off street. Great for investment. Home sold in as condition.

19. 2025-10-07
    listed $70,000 Active 281-char remark

    Show marketing remark (281 chars)

    This house has had the same renter 11 years. Possibly wants to stay longer. Ranch home 2 bedroom one bath. Living room , eat in kitchen. Another room could possibly be turn into third bedroom. Nice size yard parking off street. Great for investment. Home sold in as condition.

20. 2024-07-03
    soldstatus
21. 2021-10-12
    soldstatus Closed 203-char remark

    Show marketing remark (203 chars)

    Same tenant for 8 years want to stay. Lease is month to month. Most windows updated. Bonus Room could be a 3rd bed or Family Room, would add another 242 sq ft. Gutters and down spouts. Large living room.

22. 2021-09-14
    status Pending 203-char remark

    Show marketing remark (203 chars)

    Same tenant for 8 years want to stay. Lease is month to month. Most windows updated. Bonus Room could be a 3rd bed or Family Room, would add another 242 sq ft. Gutters and down spouts. Large living room.

23. 2021-09-08
    price $54,900 203-char remark

    Show marketing remark (203 chars)

    Same tenant for 8 years want to stay. Lease is month to month. Most windows updated. Bonus Room could be a 3rd bed or Family Room, would add another 242 sq ft. Gutters and down spouts. Large living room.

24. 2021-07-20
    listed $61,500 Active 203-char remark

    Show marketing remark (203 chars)

    Same tenant for 8 years want to stay. Lease is month to month. Most windows updated. Bonus Room could be a 3rd bed or Family Room, would add another 242 sq ft. Gutters and down spouts. Large living room.

25. 2018-07-26
    soldstatus
26. 2018-06-23
    listed $29,900

ⓘ 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: $380 · $32/mo
• Projected year-2 tax: $582 · $48/mo
• Expected delta: +$202/yr (+$17/mo · 53.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,653
• − Mortgage interest: −$3,361
• − Property taxes: −$380
• − Insurance: −$300
• − Repairs & maintenance: −$1,012
• − Management: −$1,012
• − Depreciation: −$1,745
• Taxable income: $4,842
• Est. tax owed @ 24.0%: −$1,162
• After-tax cash flow: $4,378/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: Cape Girardeau 63
• NCES district ID: 2907120
• Math proficiency: 33% ▼ -6.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $40,543
• Composite: 31.49/100
• National rank: #5974
• State rank: #188 of 324 in MO

Livability — Cape Girardeau

• Score: 64/100
• State rank: #297
• US rank: #13759

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D+ Housing A+ Health & safety B- User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cape Girardeau, MO
• County: Cape Girardeau County · 75,175 people
• City population: 47,546
• Metro: Cape Girardeau, MO-IL
• Population (ZIP): 8,201
• Household income: $38,695
• Rent vs Own: 57.4% rent · 42.6% own
• Severe rent burden: 617.0

Population outlook (Cape Girardeau County) Hauer SSP2

• Today (2025): 84,807 people
• By 2030: 88,016 · +3.8%
• By 2040: 93,914 · +10.7%
• By 2050: 99,541 · +17.4%
• By 2075: 114,527 · +35.0%
• By 2100: 121,718 · +43.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 19% Two or more races 5% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 3% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Cape Girardeau

• 2024 margin: Solid R (+46.5) · D 26.2% · R 72.7% · Other 1.1%
• 2008→2024 swing: -12.9pp toward R · 2008: -33.6pp · 2024: -46.5pp
• All cycles: 2024: R+46.5 2020: R+45.0 2016: R+50.1 2012: R+43.8 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.10%
• Current HPI: 152.013
• Rent YoY: —
• Metro: Cape Girardeau, MO-IL
• 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

+100.7% since first listed

9 events — show timeline

• 2026-03-25 Price Changed $60,000 MARIS as Distributed by MLS Grid
• 2025-10-07 Listed $70,000 MARIS as Distributed by MLS Grid
• 2024-07-03 Sold (Public Records) — Public Records
• 2021-10-12 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-09-14 Pending — MARIS as Distributed by MLS Grid
• 2021-09-08 Price Changed $54,900 MARIS as Distributed by MLS Grid
• 2021-07-20 Listed $61,500 MARIS as Distributed by MLS Grid
• 2018-07-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-06-23 Listed $29,900 MARIS as Distributed by MLS Grid

Property tax history

+1.2%/yr

Latest (2025): $380 · +5.3% YoY. Source: county tax records.