1742 Dunklin St · Cape Girardeau, MO 63701

$115,000

3 bd · 1.0 ba · 1,197 sqft · SingleFamily public records · 282 Days on market

Built 1920 7,013 sqft lot $96/sqft · 17% below area Est $158k · 27% under ↓ 23% since listing

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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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.3/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1.5-story vinyl-sided three-bedroom, one bath home with detached garage-workshop area. Minutes from Semo University and the amenities of town. This home could serve multiple purposes, such as a college rental for an investor or for parents looking for college housing, or a single-family residence that would make a great starter home for a first-time homebuyer.

Key facts

• Workshop area
• Detached garage
• 7,013 sq ft lot

Tags

• DETACHED GARAGE
• WORKSHOP AREA
• MINUTES FROM SEMO UNIVERSITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/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 $107k (6.9% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: Rents rising (+3.3%/yr); 326 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 81 units permitted in Cape Girardeau County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 282 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 282 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 1920 — 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: 0.93% ✗
• Cap rate: 7.92%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 8.9

CMA / ARV

• ARV (median comp): $157,627
• List price: $115,000
• Delta: -27.04%
• 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
1958 Dunklin St	0.27mi	2/1.0 (-1)	1,215 (+2%)	1mo	$153,500	$126	79
1619 Bessie St	0.57mi	3/1.0	1,210 (+1%)	5mo	$149,900	$124	67
1506 Perryville Rd	0.49mi	3/1.0	1,152 (-4%)	6mo	$194,900	$169	66
1721 New Madrid St	0.06mi	2/2.0 (-1)	1,022 (-15%)	2mo	$150,000	$147	62
1843 Lawanda Dr	0.42mi	3/2.0	1,300 (+9%)	2mo	$240,000	$185	60
1844 Georgia St	0.49mi	3/2.0	1,173 (-2%)	12mo	$175,000	$149	60
1716 Themis St	0.68mi	3/2.0	1,171 (-2%)	5mo	$280,000	$239	56
2004 Dunklin St	0.31mi	3/2.0	1,024 (-14%)	1mo	$92,000	$90	56
1540 N Henderson St	0.75mi	3/2.5	1,140 (-5%)	2mo	$140,000	$123	50
1912 New Madrid St	0.21mi	2/2.0 (-1)	1,373 (+15%)	10mo	$153,900	$112	48
1427 Price Dr	0.60mi	3/2.0	1,332 (+11%)	2mo	$209,900	$158	48
1620 Luce St	0.62mi	2/1.0 (-1)	1,065 (-11%)	10mo	$170,000	$160	39

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 · 3.27% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-8,490
• Equity at exit: $17,147

10-year hold

• IRR: 2.7%
• Equity multiple: 1.20×
• Total profit: $6,366
• Equity at exit: $9,943

Cash invested: $32,200 (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 63701

• Rents YoY: 3.3%
• Active inventory: 326
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,071 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$40 /mo · $474/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $155

Break-even live

Break-even rent $874

Max offer price $115,000

Occupancy floor 80%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1710 N Sprigg St Cape Girardeau, MO	2.0–4.0	2.0–4.0	1208	$604	$0.50	43d	1	1.18mi
Cape Girardeau Cape Girardeau, MO	1.0–3.0	1.0–2.0	931	$1,000	$1.07	43d	7	1.47mi

Listing history 5 events

1. 2026-05-15
   status Pending 362-char remark

   Show marketing remark (362 chars)

   1.5-story vinyl-sided three-bedroom, one bath home with detached garage-workshop area. Minutes from Semo University and the amenities of town. This home could serve multiple purposes, such as a college rental for an investor or for parents looking for college housing, or a single-family residence that would make a great starter home for a first-time homebuyer.

2. 2026-05-08
   price $115,000 362-char remark

   Show marketing remark (362 chars)

   1.5-story vinyl-sided three-bedroom, one bath home with detached garage-workshop area. Minutes from Semo University and the amenities of town. This home could serve multiple purposes, such as a college rental for an investor or for parents looking for college housing, or a single-family residence that would make a great starter home for a first-time homebuyer.

3. 2026-01-16
   price $125,000 362-char remark

   Show marketing remark (362 chars)

   1.5-story vinyl-sided three-bedroom, one bath home with detached garage-workshop area. Minutes from Semo University and the amenities of town. This home could serve multiple purposes, such as a college rental for an investor or for parents looking for college housing, or a single-family residence that would make a great starter home for a first-time homebuyer.

4. 2025-09-18
   price $139,500 362-char remark

   Show marketing remark (362 chars)

   1.5-story vinyl-sided three-bedroom, one bath home with detached garage-workshop area. Minutes from Semo University and the amenities of town. This home could serve multiple purposes, such as a college rental for an investor or for parents looking for college housing, or a single-family residence that would make a great starter home for a first-time homebuyer.

5. 2025-08-05
   listed $148,900 Active 362-char remark

   Show marketing remark (362 chars)

   1.5-story vinyl-sided three-bedroom, one bath home with detached garage-workshop area. Minutes from Semo University and the amenities of town. This home could serve multiple purposes, such as a college rental for an investor or for parents looking for college housing, or a single-family residence that would make a great starter home for a first-time homebuyer.

ⓘ 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: $474 · $40/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$641/yr (+$53/mo · 135.2%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $12,850
• − Mortgage interest: −$6,442
• − Property taxes: −$474
• − Insurance: −$575
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$3,345
• Taxable loss: −$42
• Est. tax savings @ 24.0%: +$10
• After-tax cash flow: $1,876/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): 39,345
• Household income: $66,654
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 1300.0

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 (79%)
• Race & ethnicity: White 79% Black 12% Two or more races 4% Hispanic / Latino 3% Asian 3%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1% Other Asian/Pacific 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: ▼ -177.04%
• Current HPI: 156.0433
• Rent YoY: ▲ 3.27%
• 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

-22.8% since first listed

5 events — show timeline

• 2026-05-15 Pending — MARIS as Distributed by MLS Grid
• 2026-05-08 Price Changed $115,000 MARIS as Distributed by MLS Grid
• 2026-01-16 Price Changed $125,000 MARIS as Distributed by MLS Grid
• 2025-09-18 Price Changed $139,500 MARIS as Distributed by MLS Grid
• 2025-08-05 Listed $148,900 MARIS as Distributed by MLS Grid

Property tax history

+1.2%/yr

Latest (2025): $474 · +5.4% YoY. Source: county tax records.