403 Ward Ave · Caruthersville, MO 63830

$125,000

3 bd · 3.0 ba · 2,200 sqft · Other public records · 40 Days on market

Built 1920

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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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.3/10.0
• Appreciation +4.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

This property is listed at near half of Zillow& apos; s estimated value and much less than the appraised value. It would also be an excellent investment property as each floor could be leased separately. This 4000sf two story building is & quot; move in ready& quot; with all newer appliances included. The first floor includes open areas and 2 separate rooms that could be used as offices. It also includes a half bath and one car garage. The second floor features a large 3 bedroom and 2 bath apartment with a newer remodeled kitchen, breakfast nook, living room, family room, laundry area and outside balcony with lots of storage areas. This property is FOR SALE ONLY and is NOT for r

Key facts

• Built 1920
• Listed 40 days

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/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 $117k (6.8% below list).
• Recommended offer: $117k (6.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#780 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Caruthersville 18 (town): math 14% / reading 24% proficiency, ranked #307 of 324 in MO (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Caruthersville Elementary (math 21% / reading 23%, grade F, #910 of 1,115 statewide, top 83%, 496 students, 99% FRL); Caruthersville Middle (math 11% / reading 20%, grade F, #359 of 391 statewide, top 92%, 188 students, 98% FRL); Caruthersville High (math 2% / reading 44%, grade F, #453 of 521 statewide, top 87%, 258 students, 99% FRL) — zoned schools average 99% FRL vs 69% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 11 active listings in the ZIP; 17 units permitted in Pemiscot County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.3%/yr); year-one equity from $864 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pemiscot County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,550 (6.8% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.40%
• DSCR: 1.28
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $712
• Equity at exit: $28,369

10-year hold

• IRR: 7.4%
• Equity multiple: 1.69×
• Total profit: $24,126
• Equity at exit: $28,278

Cash invested: $35,000 (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 63830

• Home prices YoY: -1.3%
• Active inventory: 11
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,166 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$27 /mo · $319/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $187

Break-even live

Break-even rent $929

Max offer price $125,000

Occupancy floor 79%

Sensitivity live

Price	-10% $257	-5% $222	+0% $187	+5% $151	+10% $116
Rent	-10% $94	-5% $141	+0% $187	+5% $233	+10% $279
Rate	-1.0pp $250	-0.5pp $218	base $187	+0.5pp $154	+1.0pp $121

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $125,000 Active 40 DOM
2. 2026-06-21
   days on market $125,000 Active 39 DOM
3. 2026-06-18
   days on market $125,000 Active 37 DOM
4. 2026-06-17
   days on market $125,000 Active 36 DOM
5. 2026-06-16
   days on market $125,000 Active 35 DOM
6. 2026-06-15
   days on market $125,000 Active 34 DOM
7. 2026-06-13
   days on market $125,000 Active 32 DOM
8. 2026-06-12
   days on market $125,000 Active 31 DOM
9. 2026-06-09
   days on market $125,000 Active 28 DOM
10. 2026-06-08
    days on market $125,000 Active 27 DOM
11. 2026-06-07
    days on market $125,000 Active 26 DOM
12. 2026-06-07
    days on market $125,000 Active 25 DOM
13. 2026-06-04
    days on market $125,000 Active 22 DOM
14. 2026-06-02
    days on market $125,000 Active 21 DOM
15. 2026-06-01
    days on market $125,000 Active 20 DOM
16. 2026-05-31
    days on market $125,000 Active 19 DOM
17. 2026-05-12
    listed $125,000 Active 789-char remark

ⓘ 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: $319 · $27/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$894/yr (+$74/mo · 280.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,986
• − Mortgage interest: −$7,002
• − Property taxes: −$319
• − Insurance: −$625
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$3,636
• Taxable income: $166
• Est. tax owed @ 24.0%: −$40
• After-tax cash flow: $2,199/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: Caruthersville 18
• NCES district ID: 2907470
• Math proficiency: 14% ▼ -5.00%
• Reading proficiency: 24% ▼ -6.00%
• Median HH income: $29,187
• Composite: 15.06/100
• National rank: #9349
• State rank: #307 of 324 in MO

Livability — Caruthersville

• Score: 54/100
• State rank: #780
• US rank: #23872

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Caruthersville, MO
• Population (ZIP): 6,315

Population outlook (Pemiscot County) Hauer SSP2

• Today (2025): 15,803 people
• By 2030: 14,934 · -5.5%
• By 2040: 13,246 · -16.2%
• By 2050: 11,669 · -26.2%
• By 2075: 8,426 · -46.7%
• By 2100: 6,057 · -61.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 30% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Pemiscot

• 2024 margin: Solid R (+49.1) · D 25.3% · R 74.3%
• 2008→2024 swing: -35.9pp toward R · 2008: -13.1pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+44.6 2016: R+33.5 2012: R+14.6 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.30%
• Current HPI: 99.2828
• 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

1 event — show timeline

• 2026-05-12 Listed $125,000 FSBO.com

Property tax history

+1.9%/yr

Latest (2025): $319 · -1.6% YoY. Source: county tax records.