85 Yakima Cir · East Cape Girardeau, IL 62957

$59,900

3 bd · 1.0 ba · 1,100 sqft · SingleFamily · 181 Days on market

Built 1971 Fair condition 7,405 sqft lot $54/sqft · 16% below area Est $71k · 16% 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 +14.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.6/10.0

Listing remarks

You'd be hard-pressed to find a 3 bedroom 1 bath home you could rent as cheap as owning this one. Quiet cul-de-sac. .. no traffic buzzing through here. Only a 2 minute drive to town, less than 10 minutes and you're on the interstate. Covered parking, your own yard. .. pets allowed since there's no landlord in this equation! Come check it out.

Key facts

• 7,405 sq ft lot
• Built 1971
• Listed 180 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-31 ($-372/yr) — negative.
• To cash-flow at today's rent, offer at most $55k (7.5% below list).
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,191 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: employment D, schools F, crime F.
• Shawnee CUSD 84 (rural): math 15% / reading 15% proficiency, ranked #792 of 919 in IL (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP.

Forward outlook

• In year one you build about $565 of equity ($414 loan paydown + $151 appreciation (0.2% local appreciation)).
• Alexander County population projected at -53% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.78% ✓
• Cap rate: 14.90%
• Cash-on-cash: 30.72%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

• ARV (median comp): $70,916
• List price: $59,900
• Delta: -15.53%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Mohawk St	0.14mi	2/1.0 (-1)	1,100 (0%)	17mo	$60,000	$55	74
108 Park Dr	0.28mi	2/1.0 (-1)	1,100 (0%)	19mo	$87,500	$80	66
103 David Dr	0.40mi	2/2.0 (-1)	1,000 (-9%)	4mo	$80,000	$80	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.84×
• Total profit: $-2,718
• Equity at exit: $18,150

10-year hold

• IRR: 2.6%
• Equity multiple: 1.30×
• Total profit: $4,975
• Equity at exit: $22,430

Cash invested: $16,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

ZIP-level market 62957

• Home prices YoY: 0.3%
• Active inventory: 13
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,068 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $-31

Break-even live

Break-even rent $1,107

Max offer price $55,412

Occupancy floor 98%

Sensitivity live

Price	-10% $10	-5% $-10	+0% $-31	+5% $-52	+10% $-72
Rent	-10% $-115	-5% $-73	+0% $-31	+5% $11	+10% $53
Rate	-1.0pp $-1	-0.5pp $-16	base $-31	+0.5pp $-47	+1.0pp $-62

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $59,900 Active 181 DOM
2. 2026-06-18
   days on market $59,900 Active 180 DOM
3. 2026-06-17
   days on market $59,900 Active 179 DOM
4. 2026-06-16
   days on market $59,900 Active 178 DOM
5. 2026-06-15
   days on market $59,900 Active 177 DOM
6. 2026-06-14
   days on market $59,900 Active 175 DOM
7. 2026-06-13
   days on market $59,900 Active 174 DOM
8. 2026-06-10
   days on market $59,900 Active 172 DOM
9. 2026-06-09
   days on market $59,900 Active 171 DOM
10. 2026-06-08
    days on market $59,900 Active 170 DOM
11. 2026-06-07
    days on market $59,900 Active 169 DOM
12. 2026-06-02
    days on market $59,900 Active 164 DOM
13. 2026-06-01
    days on market $59,900 Active 163 DOM
14. 2026-05-31
    days on market $59,900 Active 162 DOM
15. 2026-05-30
    days on market $59,900 Active 161 DOM
16. 2026-01-08
    status Active
17. 2026-01-05
    historical
18. 2025-12-25
    status Active
19. 2025-12-23
    historical
20. 2025-12-17
    status Active
21. 2025-05-09
    status Active
22. 2025-05-09
    historical
23. 2025-05-01
    historical
24. 2024-05-10
    listed $59,900 Active
25. 2024-05-10
    listed Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 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 2/10 Low 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: $12,810
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$5,824
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$1,743
• Taxable loss: −$1,060
• Est. tax savings @ 24.0%: +$254
• After-tax cash flow: $-118/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This single-family home requires moderate repairs and maintenance to improve its curb appeal and value. Painting the exterior and trimming the landscaping would significantly enhance its resale and rental potential.

Repairs flagged

• Minor exterior siding — Slight weathering
• Minor landscaping — Overgrown grass

Value-add opportunities

• Both paint exterior — Enhances curb appeal and resale value
• Both landscaping — Improves curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Slight weathering	Minor	$500–3,000
landscaping · Overgrown grass	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and resale value ↑
• Both landscaping — Improves curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Shawnee CUSD 84
• NCES district ID: 1742990
• Math proficiency: 15% ▲ 5.00%
• Reading proficiency: 15% ▲ 5.00%
• Median HH income: $37,116
• Composite: 15.99/100
• National rank: #14300
• State rank: #792 of 919 in IL

Livability — East Cape Girardeau

• Score: 56/100
• State rank: #1191
• US rank: #22505

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Cape Girardeau, IL
• Population (ZIP): 669

Population outlook (Alexander County) Hauer SSP2

• Today (2025): 4,931 people
• By 2030: 4,184 · -15.1%
• By 2040: 3,052 · -38.1%
• By 2050: 2,325 · -52.8%
• By 2075: 1,567 · -68.2%
• By 2100: 1,350 · -72.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Slovak 2% Iranian 1% Italian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Alexander

• 2024 margin: R (+19.2) · D 39.8% · R 59.0% · Other 1.1%
• 2008→2024 swing: -31.9pp toward R · 2008: 12.6pp · 2024: -19.2pp
• All cycles: 2024: R+19.2 2020: R+14.2 2016: R+8.3 2012: D+13.6 2008: D+12.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.25%
• Current HPI: 80.0159
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

10 events — show timeline

• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-25 Relisted — MRED as Distributed by MLS Grid
• 2025-12-23 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-17 Relisted — MRED as Distributed by MLS Grid
• 2025-05-09 Relisted — RMLSA as Distributed by MLS Grid
• 2025-05-09 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-05-01 Listing Removed — RMLSA as Distributed by MLS Grid
• 2024-05-10 Listed — RMLSA as Distributed by MLS Grid
• 2024-05-10 Listed $59,900 MRED as Distributed by MLS Grid