1418 Woodland Dr · Poplar Bluff, MO 63901

$189,500

5 bd · 2.5 ba · 1,310 sqft · Other public records · 65 Days on market

Built 1965 7,501 sqft lot $145/sqft · 77% above area Est $206k · 8% under

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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 +11.4/30.0
• ARV discount +11.2/15.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully remodeled and move-in ready, this spacious 5-bedroom, 2.5-bath home offers the perfect blend of modern updates and functional living. Featuring a full finished walkout basement, the home provides multiple living areas, including a second living space ideal for entertaining, relaxing, or accommodating guests. The main-level owner’s suite adds convenience and privacy, while the additional bedrooms offer generous space throughout. The updated kitchen showcases modern finishes and includes stainless steel appliances, creating a clean, stylish centerpiece for the home. You’ll appreciate the abundance of storage options, well-designed layout, and contemporary color palette carried throughout. Outside, the property offers private alley access, covered parking, and added convenience rarely found at this price point. With its recent renovations and strong overall condition, this home is well-suited to meet a variety of financing options, including government-backed loan programs. Priced to sell and ready for its next owner—this is one you won’t want to miss.

Key facts

• Fully remodeled
• Covered parking
• Private alley access

Tags

• FULLY REMODELED
• FINISHED WALKOUT BASEMENT
• MAIN-LEVEL OWNERS SUITE
• UPDATED KITCHEN
• PRIVATE ALLEY ACCESS
• COVERED PARKING

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath other listed at $190k.

Deal economics

• At list price, monthly cash flow is $-65 ($-775/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (28.0% below list).
• Recommended offer: $136k (28.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.4% 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $35k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major 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 $136,497 (28.0% 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 65 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.46%
• DSCR: 0.94
• GRM: 11.6

CMA / ARV

• ARV (median comp): $206,459
• List price: $189,500
• Delta: -8.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.8%
• Equity multiple: 0.34×
• Total profit: $-34,902
• Equity at exit: $28,255

10-year hold

• IRR: -11.3%
• Equity multiple: 0.32×
• Total profit: $-36,020
• Equity at exit: $16,384

Cash invested: $53,060 (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: 11.6×

Monthly cashflow live

• Estimated rent: $1,365 medium
• Mortgage (P&I): −$994
• Tax from tax record: −$70 /mo · $842/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $-65

Break-even live

Break-even rent $1,447

Max offer price $178,093

Occupancy floor 100%

Sensitivity live

Price	-10% $43	-5% $-11	+0% $-65	+5% $-118	+10% $-172
Rent	-10% $-172	-5% $-118	+0% $-65	+5% $-11	+10% $43
Rate	-1.0pp $31	-0.5pp $-16	base $-65	+0.5pp $-114	+1.0pp $-164

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: $47,375
• Closing costs: $5,685
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $189,500 Active 65 DOM
2. 2026-06-18
   days on market $189,500 Active 63 DOM
3. 2026-06-17
   days on market $189,500 Active 62 DOM
4. 2026-06-16
   days on market $189,500 Active 61 DOM
5. 2026-06-16
   price $189,500 Active 60 DOM
6. 2026-06-15
   days on market $199,000 Active 60 DOM
7. 2026-06-13
   days on market $199,000 Active 58 DOM
8. 2026-06-12
   days on market $199,000 Active 57 DOM
9. 2026-06-09
   days on market $199,000 Active 54 DOM
10. 2026-06-08
    days on market $199,000 Active 53 DOM
11. 2026-06-07
    days on market $199,000 Active 52 DOM
12. 2026-06-04
    days on market $199,000 Active 48 DOM
13. 2026-06-02
    days on market $199,000 Active 47 DOM
14. 2026-06-01
    days on market $199,000 Active 46 DOM
15. 2026-05-31
    days on market $199,000 Active 45 DOM
16. 2026-05-05
    price $209,500 1095-char remark

    Show marketing remark (1095 chars)

    Fully remodeled and move-in ready, this spacious 5-bedroom, 2.5-bath home offers the perfect blend of modern updates and functional living. Featuring a full finished walkout basement, the home provides multiple living areas, including a second living space ideal for entertaining, relaxing, or accommodating guests. The main-level owner’s suite adds convenience and privacy, while the additional bedrooms offer generous space throughout. The updated kitchen showcases modern finishes and includes stainless steel appliances, creating a clean, stylish centerpiece for the home. You’ll appreciate the abundance of storage options, well-designed layout, and contemporary color palette carried throughout. Outside, the property offers private alley access, covered parking, and added convenience rarely found at this price point. With its recent renovations and strong overall condition, this home is well-suited to meet a variety of financing options, including government-backed loan programs. Priced to sell and ready for its next owner—this is one you won’t want to miss.

17. 2026-04-24
    price $214,500 1095-char remark

    Show marketing remark (1095 chars)

    Fully remodeled and move-in ready, this spacious 5-bedroom, 2.5-bath home offers the perfect blend of modern updates and functional living. Featuring a full finished walkout basement, the home provides multiple living areas, including a second living space ideal for entertaining, relaxing, or accommodating guests. The main-level owner’s suite adds convenience and privacy, while the additional bedrooms offer generous space throughout. The updated kitchen showcases modern finishes and includes stainless steel appliances, creating a clean, stylish centerpiece for the home. You’ll appreciate the abundance of storage options, well-designed layout, and contemporary color palette carried throughout. Outside, the property offers private alley access, covered parking, and added convenience rarely found at this price point. With its recent renovations and strong overall condition, this home is well-suited to meet a variety of financing options, including government-backed loan programs. Priced to sell and ready for its next owner—this is one you won’t want to miss.

18. 2026-04-16
    listed $224,500 Active 1095-char remark

    Show marketing remark (1095 chars)

    Fully remodeled and move-in ready, this spacious 5-bedroom, 2.5-bath home offers the perfect blend of modern updates and functional living. Featuring a full finished walkout basement, the home provides multiple living areas, including a second living space ideal for entertaining, relaxing, or accommodating guests. The main-level owner’s suite adds convenience and privacy, while the additional bedrooms offer generous space throughout. The updated kitchen showcases modern finishes and includes stainless steel appliances, creating a clean, stylish centerpiece for the home. You’ll appreciate the abundance of storage options, well-designed layout, and contemporary color palette carried throughout. Outside, the property offers private alley access, covered parking, and added convenience rarely found at this price point. With its recent renovations and strong overall condition, this home is well-suited to meet a variety of financing options, including government-backed loan programs. Priced to sell and ready for its next owner—this is one you won’t want to miss.

19. 2025-12-01
    soldstatus
20. 2021-09-08
    soldstatus
21. 2019-03-08
    soldstatus 143-char remark

    Show marketing remark (143 chars)

    Charming 4 bedroom 2.5 bath brick home, newly painted and flooring, walkout basement w/family room, 2 car carport with alley access NEW ROOF

22. 2018-08-31
    listed $89,900 143-char remark

    Show marketing remark (143 chars)

    Charming 4 bedroom 2.5 bath brick home, newly painted and flooring, walkout basement w/family room, 2 car carport with alley access NEW ROOF

23. 2012-01-19
    soldstatus
24. 1991-04-01
    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: $842 · $70/mo
• Projected year-2 tax: $1,838 · $153/mo
• Expected delta: +$996/yr (+$83/mo · 118.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $16,380
• − Mortgage interest: −$10,615
• − Property taxes: −$842
• − Insurance: −$948
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$5,513
• Taxable loss: −$4,158
• Est. tax savings @ 24.0%: +$998
• After-tax cash flow: $223/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

+133.0% since first listed

9 events — show timeline

• 2026-05-05 Price Changed $209,500 MARIS as Distributed by MLS Grid
• 2026-04-24 Price Changed $214,500 MARIS as Distributed by MLS Grid
• 2026-04-16 Listed $224,500 MARIS as Distributed by MLS Grid
• 2025-12-01 Sold (Public Records) — Public Records
• 2021-09-08 Sold (Public Records) — Public Records
• 2019-03-08 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-08-31 Listed $89,900 MARIS as Distributed by MLS Grid
• 2012-01-19 Sold (Public Records) — Public Records
• 1991-04-01 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2024): $842 · +0.0% YoY. Source: county tax records.