218 S West End Blvd · Cape Girardeau, MO 63703

$160,000

5 bd · 1.0 ba · 1,580 sqft · SingleFamily public records · 14 Days on market

Built 1928 5,575 sqft lot Est $139k · 15% over

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Why this score? — see what drove the D 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 +19.9/30.0
• DSCR +6.3/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 4 bedroom, 1.5 bath home in Cape Girardeau offering a great combination of space, value, and convenience. With room to spread out and a practical layout, this property is a great option for buyers looking for an affordable home or investment opportunity.

Key facts

• 5,575 sq ft lot
• Built 1928
• Listed 14 days

Property features AI

Finance

• Other: No additional financial details provided
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA details provided

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Public water; Public sewer; Electricity connected (220 volts)
• Home design: Single-family residence; Residential property; Two levels
• Construction: Vinyl siding construction; Living area reported as 1,787 (source: Assessor); Above-grade finished area reported as 1,062 (source: Assessor)
• Exterior features: City lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 4 bedrooms total, 2 on the main level and 2 on the upper level
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms (one on the main level and one in the lower level)
• Heating & cooling: Dual fuel/off-peak heating and natural gas; Central electric air conditioning (220V service)
• Interior features: Full basement
• Laundry & utility: No laundry or utility room details provided

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $194 ($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 $145k (9.6% below list).
• Recommended offer: $145k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: employment D+, crime F, amenities 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.
• Zoned schools: Jefferson Elem. (math 8% / reading 12%, grade F, #1,037 of 1,115 statewide, top 94%, 483 students, 10% FRL); Central High (math 36% / reading 47%, grade F, #234 of 521 statewide, top 45%, 1,341 students, 0% FRL) — zoned schools average 5% FRL vs 60% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 41 active listings in the ZIP; lower-income renter base — watch delinquency; 81 units permitted in Cape Girardeau County in 2024 (0 in 5+ unit buildings).
• This rent runs 45% 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 $1k of loan paydown is wiped out by about $5k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $144,581 (9.6% below list)

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.18%
• DSCR: 1.23
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $139,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1013 William St	0.22mi	4/2.0 (-1)	1,530 (-3%)	5mo	$68,900	$45	72
128 S Louisiana	0.14mi	4/1.5 (-1)	1,523 (-4%)	12mo	$134,000	$88	71
1306 Good Hope St	0.03mi	4/3.0 (-1)	1,630 (+3%)	16mo	$135,000	$83	67
25 S Benton St	0.31mi	4/2.0 (-1)	1,512 (-4%)	6mo	$170,000	$112	65
114 N West End Blvd	0.36mi	5/3.0	1,525 (-4%)	10mo	$84,900	$56	60
1 N Park Ave	0.28mi	4/2.0 (-1)	1,401 (-11%)	1mo	$169,900	$121	58
7 N Park	0.29mi	4/2.0 (-1)	1,533 (-3%)	22mo	$100,000	$65	54
258 N Park Ave	0.56mi	5/2.0	1,794 (+14%)	4mo	$234,900	$131	44
38 N Hanover St	0.39mi	4/2.0 (-1)	1,800 (+14%)	10mo	$69,900	$39	41
20 S Pacific St	0.40mi	4/2.0 (-1)	1,394 (-12%)	16mo	$214,900	$154	40
537 S Middle St	0.71mi	4/2.0 (-1)	1,635 (+4%)	16mo	$95,000	$58	39
331 S Spring Ave	0.66mi	4/2.0 (-1)	1,723 (+9%)	14mo	$152,900	$89	34

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: -8.3%
• Equity multiple: 0.69×
• Total profit: $-13,677
• Equity at exit: $23,857

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $3,657
• Equity at exit: $13,834

Cash invested: $44,800 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,446 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$43 /mo · $516/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $194

Break-even live

Break-even rent $1,201

Max offer price $160,000

Occupancy floor 82%

Sensitivity live

Price	-10% $284	-5% $239	+0% $194	+5% $148	+10% $103
Rent	-10% $79	-5% $136	+0% $194	+5% $251	+10% $308
Rate	-1.0pp $274	-0.5pp $234	base $194	+0.5pp $152	+1.0pp $110

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-07
   statusdays on market $160,000 Pending 14 DOM
2. 2026-06-05
   days on market $160,000 Active 13 DOM
3. 2026-06-03
   days on market $160,000 Active 12 DOM
4. 2026-06-02
   days on market $160,000 Active 11 DOM
5. 2026-06-01
   days on market $160,000 Active 10 DOM
6. 2026-05-31
   days on market $160,000 Active 9 DOM
7. 2026-05-30
   days on market $160,000 Active 8 DOM
8. 2026-05-23
   listed $160,000 Active
9. 2026-05-22
   historical $160,000
10. 2025-04-08
    historical
11. 2025-03-17
    listed $149,900 Active
12. 2025-01-03
    historical
13. 2024-12-26
    price $148,000
14. 2024-10-09
    price $149,000
15. 2024-09-17
    listed $153,559 Active
16. 2022-04-14
    soldstatus
17. 2022-04-13
    soldstatus Closed
18. 2022-03-03
    status Pending
19. 2022-01-31
    listed $118,000 Active
20. 2013-10-02
    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: $516 · $43/mo
• Projected year-2 tax: $1,552 · $129/mo
• Expected delta: +$1,036/yr (+$86/mo · 201.1%)

ⓘ 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 · 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: $17,350
• − Mortgage interest: −$8,962
• − Property taxes: −$516
• − Insurance: −$800
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$4,655
• Taxable loss: −$359
• Est. tax savings @ 24.0%: +$86
• After-tax cash flow: $2,408/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

+35.6% since first listed

13 events — show timeline

• 2026-05-23 Listed $160,000 MARIS as Distributed by MLS Grid
• 2026-05-22 Coming Soon $160,000 MARIS as Distributed by MLS Grid
• 2025-04-08 Delisted — MARIS as Distributed by MLS Grid
• 2025-03-17 Listed $149,900 MARIS as Distributed by MLS Grid
• 2025-01-03 Delisted — MARIS as Distributed by MLS Grid
• 2024-12-26 Price Changed $148,000 MARIS as Distributed by MLS Grid
• 2024-10-09 Price Changed $149,000 MARIS as Distributed by MLS Grid
• 2024-09-17 Listed $153,559 MARIS as Distributed by MLS Grid
• 2022-04-14 Sold (Public Records) — Public Records
• 2022-04-13 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-03-03 Pending — MARIS as Distributed by MLS Grid
• 2022-01-31 Listed $118,000 MARIS as Distributed by MLS Grid
• 2013-10-02 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $516 · +5.3% YoY. Source: county tax records.