601 Carroll St · Sikeston, MO 63801

$84,900

3 bd · 2.0 ba · 1,270 sqft · Other public records · 57 Days on market

Built 1961 0.41 ac lot

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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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious all-brick home situated on a desirable corner lot, offering nearly half an acre of fully fenced yard space! This 3 bedroom, 1.5 bath home features multiple living areas, including a comfortable living room and a separate family room—perfect for spreading out, entertaining, or creating the ideal setup for your needs. Inside, you’ll find a functional kitchen and dedicated dining area, providing a great foundation to make your own. The home does need some work, making it a great opportunity for buyers looking to add value and personalize a property to their taste. Step outside and enjoy the large yard filled with mature shade trees, offering plenty of space for outdoor living, pets, or gardening. The two-car garage adds convenience and additional storage. With solid brick construction, a corner lot, generous space inside and out, and tons of potential, this property is a great opportunity you don’t want to miss!

Key facts

• Functional kitchen
• Large yard
• Fully fenced yard

Tags

• CORNER LOT
• FULLY FENCED YARD
• MULTIPLE LIVING AREAS
• FUNCTIONAL KITCHEN
• DEDICATED DINING AREA
• LARGE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($890 rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.0% in Sikeston — 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 64/100 on livability (#319 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools D-, crime F.
• Sikeston R-6 (town): math 33% / reading 34% proficiency, ranked #243 of 324 in MO (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 168 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 123 units permitted in Scott County in 2024 (32 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Scott County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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 D-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: 1.05% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.93%
• DSCR: 1.40
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.8%
• Equity multiple: 0.89×
• Total profit: $-2,510
• Equity at exit: $12,659

10-year hold

• IRR: 6.9%
• Equity multiple: 1.51×
• Total profit: $12,231
• Equity at exit: $7,341

Cash invested: $23,772 (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 63801

• Home prices YoY: -11.6%
• Active inventory: 168
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $890 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$46 /mo · $546/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $177

Break-even live

Break-even rent $666

Max offer price $84,900

Occupancy floor 75%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1203 - 1207 Lawrence Sikeston, MO	2.0	1.5	1100	$890	$0.81	43d	1	1.11mi

Listing history 8 events

1. 2026-06-03
   days on market $84,900 Active 57 DOM
2. 2026-06-02
   days on market $84,900 Active 56 DOM
3. 2026-06-01
   days on market $84,900 Active 55 DOM
4. 2026-05-31
   days on market $84,900 Active 54 DOM
5. 2026-05-30
   days on market $84,900 Active 53 DOM
6. 2026-04-07
   listed $84,900 Active 968-char remark

   Show marketing remark (968 chars)

   Welcome to this spacious all-brick home situated on a desirable corner lot, offering nearly half an acre of fully fenced yard space! This 3 bedroom, 1.5 bath home features multiple living areas, including a comfortable living room and a separate family room—perfect for spreading out, entertaining, or creating the ideal setup for your needs. Inside, you’ll find a functional kitchen and dedicated dining area, providing a great foundation to make your own. The home does need some work, making it a great opportunity for buyers looking to add value and personalize a property to their taste. Step outside and enjoy the large yard filled with mature shade trees, offering plenty of space for outdoor living, pets, or gardening. The two-car garage adds convenience and additional storage. With solid brick construction, a corner lot, generous space inside and out, and tons of potential, this property is a great opportunity you don’t want to miss!

7. 2025-12-09
   soldstatus
8. 2023-02-23
   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: $546 · $46/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$277/yr (+$23/mo · 50.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,680
• − Mortgage interest: −$4,756
• − Property taxes: −$546
• − Insurance: −$424
• − Repairs & maintenance: −$854
• − Management: −$854
• − Depreciation: −$2,470
• Taxable income: $775
• Est. tax owed @ 24.0%: −$186
• After-tax cash flow: $1,938/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: Sikeston R-6
• NCES district ID: 2928260
• Math proficiency: 33% ▼ -4.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $36,800
• Composite: 27.85/100
• National rank: #6879
• State rank: #243 of 324 in MO

Livability — Sikeston

• Score: 64/100
• State rank: #319
• US rank: #14606

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sikeston, MO
• Population (ZIP): 22,121

Population outlook (Scott County) Hauer SSP2

• Today (2025): 37,964 people
• By 2030: 36,963 · -2.6%
• By 2040: 34,632 · -8.8%
• By 2050: 32,024 · -15.6%
• By 2075: 25,250 · -33.5%
• By 2100: 18,078 · -52.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 19% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Scott

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.2%
• 2008→2024 swing: -29.5pp toward R · 2008: -29.4pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+56.5 2016: R+55.6 2012: R+38.2 2008: R+29.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.54%
• Current HPI: 141.0868
• 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

3 events — show timeline

• 2026-04-07 Listed $84,900 MARIS as Distributed by MLS Grid
• 2025-12-09 Sold (Public Records) — Public Records
• 2023-02-23 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $546 · +28.4% YoY. Source: county tax records.