2017 Tennessee St · Poplar Bluff, MO 63901

$72,000

2 bd · 1.0 ba · 768 sqft · Other public records · 84 Days on market

Built 2006 6,534 sqft lot $94/sqft · 11% above area Est $65k · 11% over

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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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute move-in ready 2 bed, 1 bath home built in 2006 with vinyl plank floors, vinyl windows and a storage shed. Utilities are all electric. Private driveway. Eugene Field School District. 2017 Tennessee Street, Poplar Bluff. Priced to sell $72,000, call for your tour today! Occupied, do not disturb. Showings made by appointment only.

Key facts

• Vinyl windows
• Private driveway
• Storage shed

Tags

• VINYL PLANK FLOORS
• VINYL WINDOWS
• STORAGE SHED
• PRIVATE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $72k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($922 rent vs $72k).
• Recommended offer: $68k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 4.5% 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 $498 of loan paydown is wiped out by about $2k 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 84 days — a 6% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $8k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (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 $67,680 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.28% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.92%
• DSCR: 1.66
• GRM: 6.5

CMA / ARV

• ARV (median comp): $64,685
• List price: $72,000
• Delta: 11.31%
• 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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-5,296
• Equity at exit: $10,735

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $3,855
• Equity at exit: $6,225

Cash invested: $20,160 (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: 6.5×

Monthly cashflow live

• Estimated rent: $922 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$70 /mo · $843/yr
• Insurance: −$30
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $99

Break-even live

Break-even rent $797

Max offer price $72,000

Occupancy floor 84%

Sensitivity live

Price	-10% $139	-5% $119	+0% $99	+5% $78	+10% $58
Rent	-10% $26	-5% $62	+0% $99	+5% $135	+10% $171
Rate	-1.0pp $135	-0.5pp $117	base $99	+0.5pp $80	+1.0pp $61

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-02
   status $72,000 Pending 84 DOM
2. 2026-06-01
   days on market $72,000 Active 84 DOM
3. 2026-05-31
   days on market $72,000 Active 83 DOM
4. 2026-04-14
   price $72,000 334-char remark

   Show marketing remark (334 chars)

   Cute move-in ready 2 bed, 1 bath home built in 2006 with vinyl plank floors, vinyl windows and a storage shed. Utilities are all electric. Private driveway. Eugene Field School District. 2017 Tennessee Street, Poplar Bluff. Priced to sell $72,000, call for your tour today! Occupied, do not disturb. Showings made by appointment only.

5. 2026-03-09
   listed $79,900 Active 334-char remark

   Show marketing remark (334 chars)

   Cute move-in ready 2 bed, 1 bath home built in 2006 with vinyl plank floors, vinyl windows and a storage shed. Utilities are all electric. Private driveway. Eugene Field School District. 2017 Tennessee Street, Poplar Bluff. Priced to sell $72,000, call for your tour today! Occupied, do not disturb. Showings made by appointment only.

6. 2024-01-09
   soldstatus
7. 2023-07-03
   soldstatus
8. 2021-09-13
   status Pending 203-char remark

   Show marketing remark (203 chars)

   Cute updated 2 bedroom, 1 bath home in city limits, sitting on nice deep lot. All new waterproof vinyl laminate throughout. Home features nice covered porch and open deck on rear for those nice evenings.

9. 2021-09-13
   soldstatus Closed 203-char remark

   Show marketing remark (203 chars)

   Cute updated 2 bedroom, 1 bath home in city limits, sitting on nice deep lot. All new waterproof vinyl laminate throughout. Home features nice covered porch and open deck on rear for those nice evenings.

10. 2021-08-05
    historical Active Under Contract 203-char remark

    Show marketing remark (203 chars)

    Cute updated 2 bedroom, 1 bath home in city limits, sitting on nice deep lot. All new waterproof vinyl laminate throughout. Home features nice covered porch and open deck on rear for those nice evenings.

11. 2021-07-26
    status Active 203-char remark

    Show marketing remark (203 chars)

    Cute updated 2 bedroom, 1 bath home in city limits, sitting on nice deep lot. All new waterproof vinyl laminate throughout. Home features nice covered porch and open deck on rear for those nice evenings.

12. 2021-07-26
    price $48,900 203-char remark

    Show marketing remark (203 chars)

    Cute updated 2 bedroom, 1 bath home in city limits, sitting on nice deep lot. All new waterproof vinyl laminate throughout. Home features nice covered porch and open deck on rear for those nice evenings.

13. 2021-06-22
    price $49,900 203-char remark

    Show marketing remark (203 chars)

    Cute updated 2 bedroom, 1 bath home in city limits, sitting on nice deep lot. All new waterproof vinyl laminate throughout. Home features nice covered porch and open deck on rear for those nice evenings.

14. 2021-06-09
    historical Active Under Contract 203-char remark

    Show marketing remark (203 chars)

    Cute updated 2 bedroom, 1 bath home in city limits, sitting on nice deep lot. All new waterproof vinyl laminate throughout. Home features nice covered porch and open deck on rear for those nice evenings.

15. 2021-05-13
    price $51,500 203-char remark

    Show marketing remark (203 chars)

    Cute updated 2 bedroom, 1 bath home in city limits, sitting on nice deep lot. All new waterproof vinyl laminate throughout. Home features nice covered porch and open deck on rear for those nice evenings.

16. 2021-04-01
    price $59,900 203-char remark

    Show marketing remark (203 chars)

    Cute updated 2 bedroom, 1 bath home in city limits, sitting on nice deep lot. All new waterproof vinyl laminate throughout. Home features nice covered porch and open deck on rear for those nice evenings.

17. 2021-03-17
    listed $62,500 Active 203-char remark

    Show marketing remark (203 chars)

    Cute updated 2 bedroom, 1 bath home in city limits, sitting on nice deep lot. All new waterproof vinyl laminate throughout. Home features nice covered porch and open deck on rear for those nice evenings.

ⓘ 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: $843 · $70/mo
• Projected year-2 tax: $843 · $70/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone AH · 18% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $11,064
• − Mortgage interest: −$4,033
• − Property taxes: −$843
• − Insurance: −$2,184
• − Repairs & maintenance: −$885
• − Management: −$885
• − Depreciation: −$2,095
• Taxable income: $139
• Est. tax owed @ 24.0%: −$33
• After-tax cash flow: $1,149/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

+15.2% since first listed

14 events — show timeline

• 2026-04-14 Price Changed $72,000 MARIS as Distributed by MLS Grid
• 2026-03-09 Listed $79,900 MARIS as Distributed by MLS Grid
• 2024-01-09 Sold (Public Records) — Public Records
• 2023-07-03 Sold (Public Records) — Public Records
• 2021-09-13 Pending — MARIS as Distributed by MLS Grid
• 2021-09-13 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-08-05 Contingent — MARIS as Distributed by MLS Grid
• 2021-07-26 Relisted — MARIS as Distributed by MLS Grid
• 2021-07-26 Price Changed $48,900 MARIS as Distributed by MLS Grid
• 2021-06-22 Price Changed $49,900 MARIS as Distributed by MLS Grid
• 2021-06-09 Contingent — MARIS as Distributed by MLS Grid
• 2021-05-13 Price Changed $51,500 MARIS as Distributed by MLS Grid
• 2021-04-01 Price Changed $59,900 MARIS as Distributed by MLS Grid
• 2021-03-17 Listed $62,500 MARIS as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2024): $843 · +0.0% YoY. Source: county tax records.