301 W State St · Delta, MO 63740

$95,000

2 bd · 1.0 ba · 1,084 sqft · SingleFamily public records · 30 Days on market

Built 1950 5,662 sqft lot

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fresh, updated, and ready for you! This completely remodeled home in Delta offers easy living with stylish updates throughout. Enjoy a fenced-in yard with plenty of room for pets, play, or backyard hangouts, plus a small shed for extra storage. With the major updates already done, all that’s left to do is move in and make it yours!

Key facts

• 5,662 sq ft lot
• Built 1950
• Listed 29 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; 220-volt electrical service; Electricity connected
• Home design: Single-family residence; Residential property; One story
• Construction: Vinyl siding
• Exterior features: City lot

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: One-level living

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#507 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Delta R-V (rural): math 25% / reading 35% proficiency, ranked #457 of 535 in MO (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Delta Elem. (math 24% / reading 34%, grade F, #813 of 1,115 statewide, top 75%, 105 students, 54% FRL); Delta High (math 27% / reading 37%, grade F, #356 of 521 statewide, top 71%, 119 students, 60% FRL).
• Market conditions: 13 active listings in the ZIP; 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 $657 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 1950 — 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 $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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. Schools are F-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. 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?
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: 1.09% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.17%
• DSCR: 1.50
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $46,612
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 W State St	0.03mi	2/1.0	1,216 (+12%)	15mo	$51,800	$43	66

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $341
• Equity at exit: $14,165

10-year hold

• IRR: 10.0%
• Equity multiple: 1.77×
• Total profit: $20,457
• 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 63740

• Home prices YoY: -19.1%
• Active inventory: 13
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,037 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$34 /mo · $408/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $248

Break-even live

Break-even rent $724

Max offer price $95,000

Occupancy floor 71%

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 30 events

1. 2026-06-19
   days on market $95,000 Active 30 DOM
2. 2026-06-18
   days on market $95,000 Active 29 DOM
3. 2026-06-17
   price $95,000 Active 28 DOM
4. 2026-06-17
   days on market $99,900 Active 28 DOM
5. 2026-06-16
   days on market $99,900 Active 27 DOM
6. 2026-06-15
   days on market $99,900 Active 26 DOM
7. 2026-06-14
   days on market $99,900 Active 24 DOM
8. 2026-06-13
   days on market $99,900 Active 23 DOM
9. 2026-06-10
   days on market $99,900 Active 21 DOM
10. 2026-06-09
    days on market $99,900 Active 20 DOM
11. 2026-06-08
    days on market $99,900 Active 19 DOM
12. 2026-06-07
    days on market $99,900 Active 18 DOM
13. 2026-06-05
    days on market $99,900 Active 15 DOM
14. 2026-06-03
    days on market $99,900 Active 14 DOM
15. 2026-06-02
    days on market $99,900 Active 13 DOM
16. 2026-06-01
    days on market $99,900 Active 12 DOM
17. 2026-05-31
    days on market $99,900 Active 11 DOM
18. 2026-05-30
    days on market $99,900 Active 10 DOM
19. 2026-05-21
    listed $99,900 Active
20. 2026-05-20
    historical $99,900
21. 2021-11-05
    soldstatus
22. 2021-11-04
    soldstatus Closed
23. 2021-09-20
    status Pending
24. 2021-09-19
    historical
25. 2021-08-01
    price $32,000
26. 2021-07-01
    price $35,000
27. 2021-06-01
    price $39,500
28. 2021-05-04
    status Active
29. 2021-04-27
    status Pending
30. 2021-03-24
    listed $42,500 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: $408 · $34/mo
• Projected year-2 tax: $922 · $77/mo
• Expected delta: +$513/yr (+$43/mo · 125.6%)

ⓘ 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 5/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,447
• − Mortgage interest: −$5,321
• − Property taxes: −$408
• − Insurance: −$475
• − Repairs & maintenance: −$996
• − Management: −$996
• − Depreciation: −$2,764
• Taxable income: $1,487
• Est. tax owed @ 24.0%: −$357
• After-tax cash flow: $2,615/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: Delta R-V
• NCES district ID: 2910620
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $41,301
• Composite: 28.19/100
• National rank: #12186
• State rank: #457 of 535 in MO

Livability — Delta

• Score: 60/100
• State rank: #507
• US rank: #19505

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Delta, MO
• Population (ZIP): 5,447

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 (91%)
• Race & ethnicity: White 91% Two or more races 6% Black 3%
• Common ancestry: Italian 2% Iranian 2% Slovak 1%
• Languages at home: 99% English-only · German/W. Germanic 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: ▼ -34.26%
• Current HPI: 145.1255
• 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

+135.1% since first listed

12 events — show timeline

• 2026-05-21 Listed $99,900 MARIS as Distributed by MLS Grid
• 2026-05-20 Coming Soon $99,900 MARIS as Distributed by MLS Grid
• 2021-11-05 Sold (Public Records) — Public Records
• 2021-11-04 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-09-20 Pending — MARIS as Distributed by MLS Grid
• 2021-09-19 Delisted — MARIS as Distributed by MLS Grid
• 2021-08-01 Price Changed $32,000 MARIS as Distributed by MLS Grid
• 2021-07-01 Price Changed $35,000 MARIS as Distributed by MLS Grid
• 2021-06-01 Price Changed $39,500 MARIS as Distributed by MLS Grid
• 2021-05-04 Relisted — MARIS as Distributed by MLS Grid
• 2021-04-27 Pending — MARIS as Distributed by MLS Grid
• 2021-03-24 Listed $42,500 MARIS as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2025): $408 · +0.7% YoY. Source: county tax records.