601 Odus Dr · Jackson, MO 63755

$159,900

3 bd · 1.0 ba · 1,228 sqft · SingleFamily public records · 12 Days on market

Built 1978 0.39 ac lot Est $203k · 21% under

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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 +16.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• Schools +4.0/10.0
• 1% rule +3.6/10.0
• Rent growth +3.6/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.39 acre lot
• Garage
• Built 1978

Property features AI

Finance

• Other: Living area reported as 1,681 total (976 above grade, 705 below grade)

Exterior

• Parking: Attached garage (1-car)
• Utilities: Public water; Public sewer; Electricity connected (220 volts); Natural gas connected; Water available
• Home design: Single-family residence; One level (main living on one level with finished lower level)
• Construction: Brick veneer and vinyl siding; Shingle roof; Basement (finished below grade area included)
• Exterior features: City lot; Lot dimensions approximately 230 x 58 x 27 x 27 x 171 x 111

Interior

• Kitchen: Free-standing range
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 full bath on main level; 1 full bath in lower level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Free-standing range; Basement with 8 ft+ poured floor and walk-out access; Wood-burning stove in basement; One fireplace
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $49 ($588/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 $138k (13.6% below list).
• Recommended offer: $138k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.4% in Jackson — 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 69/100 on livability (#160 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Jackson R-II (suburban): math 41% / reading 51% proficiency, ranked #73 of 324 in MO (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Orchard Drive Elem. (math 37% / reading 42%, grade F, #537 of 1,115 statewide, top 53%, 388 students, 52% FRL); Jackson Sr. High (math 45% / reading 62%, grade C-, #83 of 521 statewide, top 16%, 1,764 students, 30% FRL).
• Market conditions: Rents rising fast (+4.5%/yr); 177 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $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 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,088 (13.6% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.86% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.80%
• DSCR: 1.12
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $202,620
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1412 Woodland Dr	0.36mi	3/2.0	1,213 (-1%)	9mo	$194,900	$161	69
111 Tracy St	0.44mi	3/1.0	1,296 (+6%)	4mo	$189,900	$147	67
911 Odus Dr	0.17mi	3/2.0	1,060 (-14%)	0mo	$170,000	$160	65
308 N Ohio St	0.49mi	3/2.0	1,300 (+6%)	0mo	$219,000	$168	63
1631 Cedar St	0.50mi	2/1.5 (-1)	1,214 (-1%)	6mo	$190,000	$157	62
408 N Donald St	0.32mi	3/1.0	1,060 (-14%)	2mo	$175,000	$165	60
915 Greensferry Rd	0.46mi	3/2.0	1,309 (+7%)	11mo	$272,900	$208	54
535 Goodson Dr	0.59mi	3/2.0	1,128 (-8%)	6mo	$179,900	$159	50
729 Wedge Ln	0.54mi	2/2.0 (-1)	1,140 (-7%)	11mo	$205,000	$180	44
1491 Donna Lynn Dr	0.74mi	3/2.0	1,344 (+9%)	2mo	$245,000	$182	44
303 E Washington St	0.52mi	3/2.0	1,400 (+14%)	12mo	$264,000	$189	38
414 N Russell	0.74mi	3/2.0	1,395 (+14%)	12mo	$174,900	$125	28

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 · 4.49% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.54×
• Total profit: $-20,705
• Equity at exit: $23,842

10-year hold

• IRR: -1.6%
• Equity multiple: 0.88×
• Total profit: $-5,194
• Equity at exit: $13,825

Cash invested: $44,772 (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 63755

• Rents YoY: 4.5%
• Active inventory: 177
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,381 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$81 /mo · $974/yr
• Insurance: −$67
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $49

Break-even live

Break-even rent $1,319

Max offer price $159,900

Occupancy floor 91%

Sensitivity live

Price	-10% $140	-5% $94	+0% $49	+5% $4	+10% $-41
Rent	-10% $-60	-5% $-6	+0% $49	+5% $104	+10% $158
Rate	-1.0pp $130	-0.5pp $90	base $49	+0.5pp $8	+1.0pp $-35

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 S Bellevue St Unit 4 Jackson, MO	2.0	1.5	1000	$1,150	$1.15	45d	1	0.40mi

Listing history 8 events

1. 2026-06-09
   status $159,900 Pending 12 DOM
2. 2026-06-08
   days on market $159,900 Active 12 DOM
3. 2026-06-07
   days on market $159,900 Active 11 DOM
4. 2026-06-02
   days on market $159,900 Active 6 DOM
5. 2026-06-01
   pricedays on market $159,900 Active 5 DOM
6. 2026-05-31
   days on market $168,900 Active 4 DOM
7. 2026-05-30
   days on market $168,900 Active 3 DOM
8. 2026-05-27
   listed $168,900 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: $974 · $81/mo
• Projected year-2 tax: $1,551 · $129/mo
• Expected delta: +$577/yr (+$48/mo · 59.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,571
• − Mortgage interest: −$8,957
• − Property taxes: −$974
• − Insurance: −$1,466
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − Depreciation: −$4,652
• Taxable loss: −$2,129
• Est. tax savings @ 24.0%: +$511
• After-tax cash flow: $1,099/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: Jackson R-II
• NCES district ID: 2915600
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 51% ▬ 0.00%
• Median HH income: $52,935
• Composite: 39.72/100
• National rank: #3898
• State rank: #73 of 324 in MO

Livability — Jackson

• Score: 69/100
• State rank: #160
• US rank: #8843

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jackson, MO
• County: Cape Girardeau County · 75,175 people
• City population: 27,629
• Metro: Cape Girardeau, MO-IL
• Population (ZIP): 27,629
• Household income: $78,750
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 354.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -120.83%
• Current HPI: 179.1136
• Rent YoY: ▲ 4.49%
• 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

1 event — show timeline

• 2026-05-27 Listed $168,900 MARIS as Distributed by MLS Grid

Property tax history

+1.8%/yr

Latest (2025): $974 · +5.1% YoY. Source: county tax records.