8577 Highway J · Perryville, MO 63775

$83,000

2 bd · 1.0 ba · 1,100 sqft · Other · 22 Days on market

Poor condition

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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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Cozy 2 bedroom home, located in Black, Mo, just 15 minutes from the Black River. Enjoy a fenced in yard, a view from the covered porch, or a drive through the scenic countryside! The home includes 2 sheds for lots of storage, plus a 2 car concreted carport! With a spacious living room, remodeled hardwood floors in the kitchen and dinning rooms, and newly updated bedrooms, this is a wonderful property!

Key facts

• Concreted carport
• Updated bedrooms
• 2 sheds for storage

Tags

• FENCED IN YARD
• VIEW FROM THE COVERED PORCH
• 2 SHEDS FOR STORAGE
• CONCRETED CARPORT
• REMODELED HARDWOOD FLOORS
• UPDATED BEDROOMS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $83k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $82k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 2.9% in Perryville — 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 68/100 on livability (#178 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, schools D+, amenities F.
• Fredericktown R-I (town): math 35% / reading 45% proficiency, ranked #164 of 324 in MO (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 88 active listings in the ZIP; 36 units permitted in Perry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $574 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Recommended offer $81,755 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.02%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.6%
• Equity multiple: 1.06×
• Total profit: $1,389
• Equity at exit: $12,376

10-year hold

• IRR: 11.2%
• Equity multiple: 1.88×
• Total profit: $20,359
• Equity at exit: $7,176

Cash invested: $23,240 (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 63775

• Home prices YoY: -18.9%
• Active inventory: 88
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,021 medium
• Mortgage (P&I): −$435
• Tax est. 1.5%: −$104 /mo · $1,245/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $233

Break-even live

Break-even rent $726

Max offer price $83,000

Occupancy floor 72%

Sensitivity live

Price	-10% $290	-5% $261	+0% $233	+5% $204	+10% $175
Rent	-10% $152	-5% $192	+0% $233	+5% $273	+10% $313
Rate	-1.0pp $275	-0.5pp $254	base $233	+0.5pp $211	+1.0pp $189

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: $20,750
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $83,000 Active 22 DOM
2. 2026-06-17
   days on market $83,000 Active 21 DOM
3. 2026-06-16
   days on market $83,000 Active 20 DOM
4. 2026-06-15
   days on market $83,000 Active 19 DOM
5. 2026-06-13
   days on market $83,000 Active 17 DOM
6. 2026-06-12
   days on market $83,000 Active 16 DOM
7. 2026-06-09
   days on market $83,000 Active 13 DOM
8. 2026-06-08
   days on market $83,000 Active 12 DOM
9. 2026-06-07
   days on market $83,000 Active 11 DOM
10. 2026-06-07
    days on market $83,000 Active 10 DOM
11. 2026-06-04
    days on market $83,000 Active 7 DOM
12. 2026-06-02
    days on market $83,000 Active 6 DOM
13. 2026-06-01
    days on market $83,000 Active 5 DOM
14. 2026-05-31
    days on market $83,000 Active 4 DOM
15. 2026-05-28
    listed $83,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,248
• − Mortgage interest: −$4,649
• − Property taxes: −$1,245
• − Insurance: −$415
• − Repairs & maintenance: −$980
• − Management: −$980
• − Depreciation: −$2,415
• Taxable income: $1,565
• Est. tax owed @ 24.0%: −$375
• After-tax cash flow: $2,417/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and renovations to bring it up to a livable condition. Immediate focus should be on the roof, exterior, and interior to ensure the home is structurally sound and safe.

Repairs flagged

• Major roof — No visible roof structure
• Major exterior — No visible siding or paint condition
• Major interior walls — No visible interior walls or paint condition
• Major bathrooms — No visible bathrooms
• Major kitchen — No visible kitchen
• Major HVAC/mechanicals — No visible HVAC or mechanical systems
• Major landscaping — No visible landscaping or curb appeal

Value-add opportunities

• Both roof replacement — Critical to the home's structural integrity and safety
• Both exterior siding and paint — Improves curb appeal and home value
• Both interior walls and paint — Enhances the home's livability and aesthetic appeal
• Both bathroom renovation — Improves functionality and adds value
• Both kitchen renovation — Enhances functionality and adds value
• Both HVAC and mechanical systems upgrade — Improves comfort and energy efficiency
• Both landscaping and curb appeal — Enhances the home's curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible roof structure	Major	$15,000–50,000
exterior · No visible siding or paint condition	Major	$15,000–50,000
interior walls · No visible interior walls or paint condition	Major	$15,000–50,000
bathrooms · No visible bathrooms	Major	$15,000–50,000
kitchen · No visible kitchen	Major	$15,000–50,000
HVAC/mechanicals · No visible HVAC or mechanical systems	Major	$15,000–50,000
landscaping · No visible landscaping or curb appeal	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both roof replacement — Critical to the home's structural integrity and safety ↑
• Both exterior siding and paint — Improves curb appeal and home value ↑
• Both interior walls and paint — Enhances the home's livability and aesthetic appeal ↑
• Both bathroom renovation — Improves functionality and adds value ↑
• Both kitchen renovation — Enhances functionality and adds value ↑
• Both HVAC and mechanical systems upgrade — Improves comfort and energy efficiency ↑
• Both landscaping and curb appeal — Enhances the home's curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Fredericktown R-I
• NCES district ID: 2912540
• Math proficiency: 35% ▲ 2.00%
• Reading proficiency: 45% ▼ -7.00%
• Median HH income: $36,484
• Composite: 33.16/100
• National rank: #5550
• State rank: #164 of 324 in MO

Livability — Perryville

• Score: 68/100
• State rank: #178
• US rank: #9349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 15,993
• Population (ZIP): 15,993

Population outlook (Perry County) Hauer SSP2

• Today (2025): 19,583 people
• By 2030: 19,714 · +0.7%
• By 2040: 19,695 · +0.6%
• By 2050: 19,172 · -2.1%
• By 2075: 17,199 · -12.2%
• By 2100: 13,661 · -30.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Lithuanian 6% Romanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+63.4) · D 17.9% · R 81.3%
• 2008→2024 swing: -34.2pp toward R · 2008: -29.2pp · 2024: -63.4pp
• All cycles: 2024: R+63.4 2020: R+63.4 2016: R+61.7 2012: R+43.6 2008: R+29.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.70%
• Current HPI: 222.3729
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-05-28 Listed $83,000 FSBO.com