1804 Thomas St · Poplar Bluff, MO 63901

$95,000

2 bd · 1.0 ba · 850 sqft · Other public records · 60 Days on market

Built 1942 6,599 sqft lot $112/sqft · 76% above area ↓ 29% 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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly remodeled and move-in ready, this charming 2 bedroom, 1 bath home offers a modern open-concept layout perfect for comfortable living and entertaining. The spacious living area flows seamlessly into the kitchen, creating a bright and inviting atmosphere. Enjoy year-round comfort with an oversized mini split system providing efficient heating and cooling. Outside, you'll find a convenient carport and a large backyard with plenty of space for outdoor activities, pets, or future additions. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this home is a must-see!

Key facts

• Large backyard
• Carport
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• OVERSIZED MINI SPLIT SYSTEM
• CARPORT
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $95k.

Deal economics

• At list price, monthly cash flow is $185 ($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 $94k (1.5% below list).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.5% in Poplar Bluff — 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 70/100 on livability (#143 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Poplar Bluff R-I (town): math 38% / reading 47% proficiency, ranked #127 of 324 in MO (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 277 active listings in the ZIP; 63 units permitted in Butler County in 2024 (48 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Butler County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.99% ✗
• Cap rate: 8.63%
• Cash-on-cash: 8.34%
• DSCR: 1.37
• GRM: 8.5

CMA / ARV

• ARV (median comp): $60,378
• List price: $95,000
• Delta: 57.34%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-3,670
• Equity at exit: $14,165

10-year hold

• IRR: 6.0%
• Equity multiple: 1.44×
• Total profit: $11,766
• Equity at exit: $8,214

Cash invested: $26,600 (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 63901

• Home prices YoY: -22.4%
• Active inventory: 277
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $936 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$17 /mo · $203/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $185

Break-even live

Break-even rent $702

Max offer price $95,000

Occupancy floor 75%

Sensitivity live

Price	-10% $239	-5% $212	+0% $185	+5% $158	+10% $17
Rent	-10% $111	-5% $148	+0% $185	+5% $222	+10% $259
Rate	-1.0pp $233	-0.5pp $209	base $185	+0.5pp $160	+1.0pp $135

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $95,000 Active 60 DOM
2. 2026-06-18
   days on market $95,000 Active 58 DOM
3. 2026-06-17
   days on market $95,000 Active 57 DOM
4. 2026-06-16
   days on market $95,000 Active 56 DOM
5. 2026-06-15
   days on market $95,000 Active 55 DOM
6. 2026-06-13
   days on market $95,000 Active 53 DOM
7. 2026-06-12
   days on market $95,000 Active 52 DOM
8. 2026-06-09
   days on market $95,000 Active 49 DOM
9. 2026-06-08
   days on market $95,000 Active 48 DOM
10. 2026-06-07
    days on market $95,000 Active 47 DOM
11. 2026-06-04
    days on market $95,000 Active 43 DOM
12. 2026-06-03
    price $95,000 Active 42 DOM
13. 2026-06-02
    days on market $104,900 Active 42 DOM
14. 2026-06-01
    days on market $104,900 Active 41 DOM
15. 2026-05-31
    days on market $104,900 Active 40 DOM
16. 2026-05-12
    price $104,900 612-char remark

    Show marketing remark (612 chars)

    Freshly remodeled and move-in ready, this charming 2 bedroom, 1 bath home offers a modern open-concept layout perfect for comfortable living and entertaining. The spacious living area flows seamlessly into the kitchen, creating a bright and inviting atmosphere. Enjoy year-round comfort with an oversized mini split system providing efficient heating and cooling. Outside, you'll find a convenient carport and a large backyard with plenty of space for outdoor activities, pets, or future additions. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this home is a must-see!

17. 2026-04-21
    listed $109,900 Active 612-char remark

    Show marketing remark (612 chars)

    Freshly remodeled and move-in ready, this charming 2 bedroom, 1 bath home offers a modern open-concept layout perfect for comfortable living and entertaining. The spacious living area flows seamlessly into the kitchen, creating a bright and inviting atmosphere. Enjoy year-round comfort with an oversized mini split system providing efficient heating and cooling. Outside, you'll find a convenient carport and a large backyard with plenty of space for outdoor activities, pets, or future additions. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this home is a must-see!

18. 2011-01-21
    soldstatus $148,000
19. 1999-11-01
    soldstatus

ⓘ 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: $203 · $17/mo
• Projected year-2 tax: $922 · $77/mo
• Expected delta: +$718/yr (+$60/mo · 353.0%)

ⓘ 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 6/10 Major 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $11,234
• − Mortgage interest: −$5,321
• − Property taxes: −$203
• − Insurance: −$475
• − Repairs & maintenance: −$899
• − Management: −$899
• − Depreciation: −$2,764
• Taxable income: $673
• Est. tax owed @ 24.0%: −$161
• After-tax cash flow: $2,057/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: Poplar Bluff R-I
• NCES district ID: 2925450
• Math proficiency: 38% ▼ -4.00%
• Reading proficiency: 47% ▼ -3.00%
• Median HH income: $35,761
• Composite: 35.17/100
• National rank: #5001
• State rank: #127 of 324 in MO

Livability — Poplar Bluff

• Score: 70/100
• State rank: #143
• US rank: #8135

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poplar Bluff, MO
• City population: 34,920
• Population (ZIP): 34,920

Population outlook (Butler County) Hauer SSP2

• Today (2025): 42,648 people
• By 2030: 42,329 · -0.7%
• By 2040: 41,498 · -2.7%
• By 2050: 40,308 · -5.5%
• By 2075: 36,168 · -15.2%
• By 2100: 28,893 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 6% Black 5% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Lithuanian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Butler

• 2024 margin: Solid R (+63.8) · D 17.7% · R 81.5%
• 2008→2024 swing: -26.4pp toward R · 2008: -37.4pp · 2024: -63.8pp
• All cycles: 2024: R+63.8 2020: R+62.3 2016: R+61.6 2012: R+46.7 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.64%
• Current HPI: 175.3008
• 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

-29.1% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $104,900 MARIS as Distributed by MLS Grid
• 2026-04-21 Listed $109,900 MARIS as Distributed by MLS Grid
• 2011-01-21 Sold (Public Records) $148,000 Public Records
• 1999-11-01 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2024): $203 · +0.0% YoY. Source: county tax records.