1138 Woodland Dr · Jackson, MO 63755

$120,000

4 bd · 1.0 ba · 1,299 sqft · SingleFamily public records · 178 Days on market

Built 1935 0.25 ac lot $92/sqft · 27% below area Est $186k · 36% 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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Schools +4.0/10.0
• Rent growth +3.6/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fixer-upper alert with HUGE potential! This older home sits on an oversized lot and offers a full basement, garage, and tons of room to transform. Finish the work that’s been started and create the home you’ve been dreaming of, or capitalize on a fantastic investment opportunity. The layout, the lot size, and the location make this a rare find for anyone ready to roll up their sleeves and add value.

Key facts

• Garage
• Full basement
• Oversized lot

Tags

• OVERSIZED LOT
• FULL BASEMENT
• GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 3.4% in Jackson — 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 69/100 on livability (#160 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Jackson R-II (suburban): math 41% / reading 51% proficiency, ranked #73 of 324 in MO (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jackson Sr. High (math 45% / reading 62%, grade C-, #83 of 521 statewide, top 16%, 1,764 students, 30% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: Rents rising fast (+4.5%/yr); 177 active listings in the ZIP; solid renter incomes; 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 $830 of loan paydown is wiped out by about $4k 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 + 4.5% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 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 1935 — 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. 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.
6. 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.
7. 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: 1.36% ✓
• Cap rate: 11.69%
• Cash-on-cash: 19.27%
• DSCR: 1.86
• GRM: 6.1

CMA / ARV

• ARV (median comp): $186,063
• List price: $120,000
• Delta: -35.51%
• 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
111 Tracy St	0.20mi	3/1.0 (-1)	1,296 (-0%)	4mo	$189,900	$147	82
1412 Woodland Dr	0.17mi	3/2.0 (-1)	1,213 (-7%)	9mo	$194,900	$161	64
308 N Ohio St	0.57mi	3/2.0 (-1)	1,300 (+0%)	0mo	$219,000	$168	64
1016 E Adams St	0.18mi	3/1.0 (-1)	1,428 (+10%)	8mo	$173,500	$121	64
503 Nellie St	0.46mi	4/1.5	1,226 (-6%)	15mo	$164,900	$135	55
915 Greensferry Rd	0.71mi	3/2.0 (-1)	1,309 (+1%)	11mo	$272,900	$208	47
550 Sara St	0.73mi	3/2.0 (-1)	1,204 (-7%)	1mo	$242,000	$201	44
303 E Washington St	0.57mi	3/2.0 (-1)	1,400 (+8%)	12mo	$264,000	$189	42
1072 Hannah St	0.66mi	3/2.0 (-1)	1,232 (-5%)	12mo	$230,000	$187	41
780 Abbie Ct	0.49mi	3/2.0 (-1)	1,137 (-12%)	13mo	$224,900	$198	37
911 Highland Dr	0.72mi	3/1.5 (-1)	1,438 (+11%)	14mo	$179,900	$125	30
413 Byrd Ct	0.75mi	3/2.0 (-1)	1,450 (+12%)	8mo	$324,900	$224	30

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 · 4.49% rent growth · sell at horizon

5-year hold

• IRR: 12.8%
• Equity multiple: 1.52×
• Total profit: $17,368
• Equity at exit: $17,892

10-year hold

• IRR: 22.7%
• Equity multiple: 3.08×
• Total profit: $69,747
• Equity at exit: $10,375

Cash invested: $33,600 (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 63755

• Rents YoY: 4.5%
• Active inventory: 177
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,629 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$68 /mo · $817/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $539

Break-even live

Break-even rent $946

Max offer price $120,000

Occupancy floor 62%

Sensitivity live

Price	-10% $607	-5% $573	+0% $539	+5% $506	+10% $472
Rent	-10% $411	-5% $475	+0% $539	+5% $604	+10% $668
Rate	-1.0pp $600	-0.5pp $570	base $539	+0.5pp $508	+1.0pp $477

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-31
   days on market $120,000 Active 178 DOM
2. 2026-05-30
   days on market $120,000 Active 177 DOM
3. 2026-01-09
   price $120,000 414-char remark

   Show marketing remark (414 chars)

   Fixer-upper alert with HUGE potential! This older home sits on an oversized lot and offers a full basement, garage, and tons of room to transform. Finish the work that’s been started and create the home you’ve been dreaming of, or capitalize on a fantastic investment opportunity. The layout, the lot size, and the location make this a rare find for anyone ready to roll up their sleeves and add value.

4. 2025-12-04
   listed $130,000 Active 414-char remark

   Show marketing remark (414 chars)

   Fixer-upper alert with HUGE potential! This older home sits on an oversized lot and offers a full basement, garage, and tons of room to transform. Finish the work that’s been started and create the home you’ve been dreaming of, or capitalize on a fantastic investment opportunity. The layout, the lot size, and the location make this a rare find for anyone ready to roll up their sleeves and add value.

5. 2024-09-21
   historical
6. 2024-09-06
   status Active
7. 2024-09-06
   price $99,000
8. 2024-07-23
   status Pending
9. 2024-07-15
   price $110,000
10. 2024-06-24
    listed $120,000 Active

ⓘ 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: $817 · $68/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$347/yr (+$29/mo · 42.5%)

ⓘ 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 ≥109°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,547
• − Mortgage interest: −$6,722
• − Property taxes: −$817
• − Insurance: −$600
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − Depreciation: −$3,491
• Taxable income: $4,790
• Est. tax owed @ 24.0%: −$1,150
• After-tax cash flow: $5,324/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: Jackson R-II
• NCES district ID: 2915600
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 51% ▬ 0.00%
• Median HH income: $52,935
• Composite: 39.72/100
• National rank: #3898
• State rank: #73 of 324 in MO

Livability — Jackson

• Score: 69/100
• State rank: #160
• US rank: #8843

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jackson, MO
• County: Cape Girardeau County · 75,175 people
• City population: 27,629
• Metro: Cape Girardeau, MO-IL
• Population (ZIP): 27,629
• Household income: $78,750
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 354.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -120.83%
• Current HPI: 179.1136
• Rent YoY: ▲ 4.49%
• 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

+0.0% since first listed

8 events — show timeline

• 2026-01-09 Price Changed $120,000 MARIS as Distributed by MLS Grid
• 2025-12-04 Listed $130,000 MARIS as Distributed by MLS Grid
• 2024-09-21 Delisted — MARIS as Distributed by MLS Grid
• 2024-09-06 Relisted — MARIS as Distributed by MLS Grid
• 2024-09-06 Price Changed $99,000 MARIS as Distributed by MLS Grid
• 2024-07-23 Pending — MARIS as Distributed by MLS Grid
• 2024-07-15 Price Changed $110,000 MARIS as Distributed by MLS Grid
• 2024-06-24 Listed $120,000 MARIS as Distributed by MLS Grid

Property tax history

+1.2%/yr

Latest (2025): $817 · +5.1% YoY. Source: county tax records.