508 Apple St · Poplar Bluff, MO 63901

$99,900

3 bd · 2.0 ba · 1,120 sqft · Other public records · 283 Days on market

Built 1948 10,454 sqft lot $89/sqft · 21% above area Est $82k · 21% over

---

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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-bedroom, 2-bath home with an open floor plan, a newer roof, and HVAC, located on a corner lot.

Key facts

• Open floor plan
• Hvac
• Newer roof

Tags

• OPEN FLOOR PLAN
• NEWER ROOF
• HVAC
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: 274 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 283 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $35k; list at $100k implies a 185% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.19% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.37%
• DSCR: 1.68
• GRM: 7.0

CMA / ARV

• ARV (median comp): $82,250
• List price: $99,900
• Delta: 21.46%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.0%
• Equity multiple: 1.24×
• Total profit: $6,576
• Equity at exit: $14,895

10-year hold

• IRR: 15.4%
• Equity multiple: 2.25×
• Total profit: $34,905
• Equity at exit: $8,638

Cash invested: $27,972 (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: 274
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,191 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$17 /mo · $205/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $358

Break-even live

Break-even rent $737

Max offer price $99,900

Occupancy floor 65%

Sensitivity live

Price	-10% $415	-5% $386	+0% $358	+5% $216	+10% $181
Rent	-10% $264	-5% $311	+0% $358	+5% $405	+10% $452
Rate	-1.0pp $408	-0.5pp $384	base $358	+0.5pp $332	+1.0pp $306

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $99,900 Active 283 DOM
2. 2026-06-17
   days on market $99,900 Active 282 DOM
3. 2026-06-16
   days on market $99,900 Active 281 DOM
4. 2026-06-15
   days on market $99,900 Active 280 DOM
5. 2026-06-13
   days on market $99,900 Active 278 DOM
6. 2026-06-12
   days on market $99,900 Active 277 DOM
7. 2026-06-09
   days on market $99,900 Active 274 DOM
8. 2026-06-08
   days on market $99,900 Active 273 DOM
9. 2026-06-07
   days on market $99,900 Active 272 DOM
10. 2026-06-04
    days on market $99,900 Active 268 DOM
11. 2026-06-02
    days on market $99,900 Active 267 DOM
12. 2026-06-01
    days on market $99,900 Active 266 DOM
13. 2026-05-31
    days on market $99,900 Active 265 DOM
14. 2026-03-10
    status Active 96-char remark

    Show marketing remark (96 chars)

    3-bedroom, 2-bath home with an open floor plan, a newer roof, and HVAC, located on a corner lot.

15. 2025-08-21
    listed $99,900 Active 96-char remark

    Show marketing remark (96 chars)

    3-bedroom, 2-bath home with an open floor plan, a newer roof, and HVAC, located on a corner lot.

16. 2025-02-24
    soldstatus
17. 2025-02-21
    soldstatus Closed 825-char remark

    Show marketing remark (825 chars)

    Step into this beautifully updated 3-bedroom, 2-bathroom home that offers both style and peace of mind. With a brand-new roof and modern HVAC system, you can rest easy knowing the big-ticket items are taken care of. The fresh interior paint creates a bright, inviting space, while the plush, new carpet adds comfort to every step. The home’s upgraded electric service ensures reliability for all your modern needs, from smart home gadgets to appliances. The open floor plan seamlessly connects the living, dining, and kitchen areas, perfect for hosting or enjoying quiet evenings. Outside, a spacious yard awaits your personal touch—whether it’s a garden, play area, or outdoor retreat. Conveniently located near shopping, schools, and dining, this home is ready for you to move in and make it your own!

18. 2025-01-22
    status Pending 825-char remark

    Show marketing remark (825 chars)

    Step into this beautifully updated 3-bedroom, 2-bathroom home that offers both style and peace of mind. With a brand-new roof and modern HVAC system, you can rest easy knowing the big-ticket items are taken care of. The fresh interior paint creates a bright, inviting space, while the plush, new carpet adds comfort to every step. The home’s upgraded electric service ensures reliability for all your modern needs, from smart home gadgets to appliances. The open floor plan seamlessly connects the living, dining, and kitchen areas, perfect for hosting or enjoying quiet evenings. Outside, a spacious yard awaits your personal touch—whether it’s a garden, play area, or outdoor retreat. Conveniently located near shopping, schools, and dining, this home is ready for you to move in and make it your own!

19. 2024-12-05
    price $89,900 825-char remark

    Show marketing remark (825 chars)

    Step into this beautifully updated 3-bedroom, 2-bathroom home that offers both style and peace of mind. With a brand-new roof and modern HVAC system, you can rest easy knowing the big-ticket items are taken care of. The fresh interior paint creates a bright, inviting space, while the plush, new carpet adds comfort to every step. The home’s upgraded electric service ensures reliability for all your modern needs, from smart home gadgets to appliances. The open floor plan seamlessly connects the living, dining, and kitchen areas, perfect for hosting or enjoying quiet evenings. Outside, a spacious yard awaits your personal touch—whether it’s a garden, play area, or outdoor retreat. Conveniently located near shopping, schools, and dining, this home is ready for you to move in and make it your own!

20. 2024-10-25
    listed $96,900 Active 825-char remark

    Show marketing remark (825 chars)

    Step into this beautifully updated 3-bedroom, 2-bathroom home that offers both style and peace of mind. With a brand-new roof and modern HVAC system, you can rest easy knowing the big-ticket items are taken care of. The fresh interior paint creates a bright, inviting space, while the plush, new carpet adds comfort to every step. The home’s upgraded electric service ensures reliability for all your modern needs, from smart home gadgets to appliances. The open floor plan seamlessly connects the living, dining, and kitchen areas, perfect for hosting or enjoying quiet evenings. Outside, a spacious yard awaits your personal touch—whether it’s a garden, play area, or outdoor retreat. Conveniently located near shopping, schools, and dining, this home is ready for you to move in and make it your own!

21. 2024-09-20
    soldstatus $35,100 Sold
22. 2024-07-22
    status Under Contract
23. 2024-07-09
    price $38,000
24. 2024-06-26
    price $46,400
25. 2024-05-08
    listed $58,000 New Listing
26. 2021-12-21
    soldstatus
27. 2021-12-16
    soldstatus Closed
28. 2021-10-18
    historical Active Under Contract
29. 2021-10-06
    price $49,900
30. 2021-07-01
    listed $52,900 Active
31. 2020-11-28
    price $49,000
32. 2015-12-17
    soldstatus
33. 1994-10-01
    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: $205 · $17/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$764/yr (+$64/mo · 372.2%)

ⓘ 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 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: $14,290
• − Mortgage interest: −$5,596
• − Property taxes: −$205
• − Insurance: −$500
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$2,906
• Taxable income: $2,797
• Est. tax owed @ 24.0%: −$671
• After-tax cash flow: $3,627/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

+103.9% since first listed

20 events — show timeline

• 2026-03-10 Relisted — MARIS as Distributed by MLS Grid
• 2025-08-21 Listed $99,900 MARIS as Distributed by MLS Grid
• 2025-02-24 Sold (Public Records) — Public Records
• 2025-02-21 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-01-22 Pending — MARIS as Distributed by MLS Grid
• 2024-12-05 Price Changed $89,900 MARIS as Distributed by MLS Grid
• 2024-10-25 Listed $96,900 MARIS as Distributed by MLS Grid
• 2024-09-20 Sold (MLS) $35,100 CARMLS
• 2024-07-22 Pending — CARMLS
• 2024-07-09 Price Changed $38,000 CARMLS
• 2024-06-26 Price Changed $46,400 CARMLS
• 2024-05-08 Listed $58,000 CARMLS
• 2021-12-21 Sold (Public Records) — Public Records
• 2021-12-16 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-10-18 Contingent — MARIS as Distributed by MLS Grid
• 2021-10-06 Price Changed $49,900 MARIS as Distributed by MLS Grid
• 2021-07-01 Listed $52,900 MARIS as Distributed by MLS Grid
• 2020-11-28 Price Changed $49,000 MARIS as Distributed by MLS Grid
• 2015-12-17 Sold (Public Records) — Public Records
• 1994-10-01 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $205 · +4.9% YoY. Source: county tax records.