842 Kinzer St · Poplar Bluff, MO 63901

$89,500

4 bd · 2.0 ba · 936 sqft · Other public records · 117 Days on market

Built 1908 8,097 sqft lot $96/sqft · 25% above area Est $136k · 34% 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 +7.5/10.0
• 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

$89,500 Investment Opportunity! Ready to jump into residential rentals. This rare find duplex has 2 tenants paying $1421 monthly and has had so many updates already during current ownership. New roof, siding, windows, covered porch and outside entrance steps starting on the outside of this investment. Then coupled with newer furnace installed last year, Pex Plumbing, water heater, paint, flooring, kitchen and bathrooms all updated. Both units are 2 bedroom 1 bath units and tenants who would like to stay. Call today for an appointment. Owners pay water, sewer, gas, and trash. Tenants pay electric.

Key facts

• Covered porch
• New siding
• Newer furnace

Tags

• NEW ROOF
• NEW SIDING
• NEW WINDOWS
• COVERED PORCH
• OUTSIDE ENTRANCE STEPS
• NEWER FURNACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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 $619 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1908 — 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 $81,445 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1908 — 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: 1.25% ✓
• Cap rate: 11.02%
• Cash-on-cash: 16.87%
• DSCR: 1.75
• GRM: 6.7

CMA / ARV

• ARV (median comp): $136,491
• List price: $89,500
• Delta: -34.43%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.0%
• Equity multiple: 1.31×
• Total profit: $7,892
• Equity at exit: $13,345

10-year hold

• IRR: 17.3%
• Equity multiple: 2.42×
• Total profit: $35,605
• Equity at exit: $7,738

Cash invested: $25,060 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,117 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$24 /mo · $283/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $352

Break-even live

Break-even rent $671

Max offer price $89,500

Occupancy floor 63%

Sensitivity live

Price	-10% $403	-5% $378	+0% $352	+5% $327	+10% $302
Rent	-10% $264	-5% $308	+0% $352	+5% $396	+10% $440
Rate	-1.0pp $397	-0.5pp $375	base $352	+0.5pp $329	+1.0pp $305

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $89,500 Active 117 DOM
2. 2026-06-18
   days on market $89,500 Active 115 DOM
3. 2026-06-17
   days on market $89,500 Active 114 DOM
4. 2026-06-16
   days on market $89,500 Active 113 DOM
5. 2026-06-15
   days on market $89,500 Active 112 DOM
6. 2026-06-13
   days on market $89,500 Active 110 DOM
7. 2026-06-12
   remarks 618-char remark
8. 2026-06-12
   statusdays on market $89,500 Active 109 DOM
9. 2026-06-09
   days on market $89,500 Active Under Contract 116 DOM
10. 2026-06-08
    days on market $89,500 Active Under Contract 115 DOM
11. 2026-06-07
    days on market $89,500 Active Under Contract 114 DOM
12. 2026-06-04
    days on market $89,500 Active Under Contract 110 DOM
13. 2026-06-02
    days on market $89,500 Active Under Contract 109 DOM
14. 2026-06-01
    days on market $89,500 Active Under Contract 108 DOM
15. 2026-05-31
    days on market $89,500 Active Under Contract 107 DOM
16. 2026-04-20
    price $89,500 603-char remark

    Show marketing remark (603 chars)

    $89,500 Investment Opportunity! Ready to jump into residential rentals. This rare find duplex has 2 tenants paying $1421 monthly and has had so many updates already during current ownership. New roof, siding, windows, covered porch and outside entrance steps starting on the outside of this investment. Then coupled with newer furnace installed last year, Pex Plumbing, water heater, paint, flooring, kitchen and bathrooms all updated. Both units are 2 bedroom 1 bath units and tenants who would like to stay. Call today for an appointment. Owners pay water, sewer, gas, and trash. Tenants pay electric.

17. 2026-02-13
    listed $97,500 Active 603-char remark

    Show marketing remark (603 chars)

    $89,500 Investment Opportunity! Ready to jump into residential rentals. This rare find duplex has 2 tenants paying $1421 monthly and has had so many updates already during current ownership. New roof, siding, windows, covered porch and outside entrance steps starting on the outside of this investment. Then coupled with newer furnace installed last year, Pex Plumbing, water heater, paint, flooring, kitchen and bathrooms all updated. Both units are 2 bedroom 1 bath units and tenants who would like to stay. Call today for an appointment. Owners pay water, sewer, gas, and trash. Tenants pay electric.

18. 2025-10-08
    listed $99,500 Active
19. 2025-05-29
    price $99,500
20. 2025-03-25
    price $109,500
21. 2025-01-16
    price $119,000
22. 2024-12-04
    listed $129,000 Active
23. 2018-02-21
    soldstatus
24. 2017-07-27
    listed $29,900

ⓘ 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: $283 · $24/mo
• Projected year-2 tax: $868 · $72/mo
• Expected delta: +$585/yr (+$49/mo · 206.6%)

ⓘ 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 6/10 Major 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $13,404
• − Mortgage interest: −$5,013
• − Property taxes: −$283
• − Insurance: −$448
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$2,604
• Taxable income: $2,912
• Est. tax owed @ 24.0%: −$699
• After-tax cash flow: $3,528/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

+199.3% since first listed

9 events — show timeline

• 2026-04-20 Price Changed $89,500 MARIS as Distributed by MLS Grid
• 2026-02-13 Listed $97,500 MARIS as Distributed by MLS Grid
• 2025-10-08 Listed $99,500 MARIS as Distributed by MLS Grid
• 2025-05-29 Price Changed $99,500 MARIS as Distributed by MLS Grid
• 2025-03-25 Price Changed $109,500 MARIS as Distributed by MLS Grid
• 2025-01-16 Price Changed $119,000 MARIS as Distributed by MLS Grid
• 2024-12-04 Listed $129,000 MARIS as Distributed by MLS Grid
• 2018-02-21 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-07-27 Listed $29,900 MARIS as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2024): $283 · +0.0% YoY. Source: county tax records.