100 Iroquois St · East Cape Girardeau, IL 62957

$54,900

2 bd · 1.0 ba · 960 sqft · Other · 183 Days on market

Built 1972 10,454 sqft lot $57/sqft · 21% below area Est $70k · 21% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

You can't get any closer to Cape Girardeau at a price this low without sacrificing safety & serenity to live in higher traffic - higher crime areas. This 2BR 1BA is one of several properties in this neighborhood (including the house right next door) that can be purchased individually or in various quantity package deals. This community is very senior-friendly. .. this one does need a little work but has had several updates and would make a good home or rental for individuals, seniors, couples, college students, or small family.

Key facts

• 0.24 acre lot
• Built 1972
• Listed 183 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $27k (50.9% below list).
• Meets the 1% rule at list price ($883 rent vs $55k).
• Recommended offer: $27k (50.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 56/100 on livability (#1,191 in IL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: employment D, crime F, amenities F.
• Shawnee CUSD 84 (rural): math 15% / reading 15% proficiency, ranked #792 of 919 in IL (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Shawnee Elementary School (math 5% / reading 15%, grade F, #1,477 of 2,056 statewide, top 74%, 151 students, 0% FRL); Shawnee Jr High School (math 15% / reading 15%, grade F, #501 of 665 statewide, top 77%, 65 students, 0% FRL); Shawnee High School (math 10% / reading 10%, grade F, #528 of 693 statewide, top 82%, 69 students, 0% FRL) — zoned schools average 0% FRL vs 60% district-wide (60 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 13 active listings in the ZIP.

Forward outlook

• In year one you build about $518 of equity ($380 loan paydown + $138 appreciation (0.2% local appreciation)).
• Alexander County population projected at -53% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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 $13k; list at $55k implies a 334% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (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 $26,981 (50.9% 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 183 days. Have you received any prior offers? Is the seller open to a 51% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.61% ✓
• Cap rate: 12.90%
• Cash-on-cash: 23.60%
• DSCR: 2.05
• GRM: 5.2

CMA / ARV

• ARV (median comp): $69,855
• List price: $54,900
• Delta: -21.41%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

0.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.30×
• Total profit: $-10,714
• Equity at exit: $16,635

10-year hold

• IRR: -7.7%
• Equity multiple: 0.15×
• Total profit: $-13,101
• Equity at exit: $20,558

Cash invested: $15,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

ZIP-level market 62957

• Home prices YoY: 0.3%
• Active inventory: 13
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $883 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$84 /mo · $1,014/yr
• Insurance: −$23
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $-158

Break-even live

Break-even rent $1,083

Max offer price $26,981

Occupancy floor —

Sensitivity live

Price	-10% $-127	-5% $-143	+0% $-158	+5% $-174	+10% $-189
Rent	-10% $-228	-5% $-193	+0% $-158	+5% $-123	+10% $-88
Rate	-1.0pp $-130	-0.5pp $-144	base $-158	+0.5pp $-172	+1.0pp $-187

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-22
   days on market $54,900 Active 183 DOM
2. 2026-06-19
   days on market $54,900 Active 181 DOM
3. 2026-06-18
   days on market $54,900 Active 180 DOM
4. 2026-06-17
   days on market $54,900 Active 179 DOM
5. 2026-06-16
   days on market $54,900 Active 178 DOM
6. 2026-06-15
   days on market $54,900 Active 177 DOM
7. 2026-06-14
   days on market $54,900 Active 175 DOM
8. 2026-06-13
   days on market $54,900 Active 174 DOM
9. 2026-06-10
   days on market $54,900 Active 172 DOM
10. 2026-06-09
    days on market $54,900 Active 171 DOM
11. 2026-06-08
    days on market $54,900 Active 170 DOM
12. 2026-06-07
    days on market $54,900 Active 169 DOM
13. 2026-06-02
    days on market $54,900 Active 164 DOM
14. 2026-06-01
    days on market $54,900 Active 163 DOM
15. 2026-05-31
    days on market $54,900 Active 162 DOM
16. 2026-05-30
    days on market $54,900 Active 161 DOM
17. 2026-01-08
    status Active
18. 2026-01-06
    historical
19. 2026-01-05
    historical
20. 2025-12-25
    status Active
21. 2025-12-23
    historical
22. 2025-11-07
    listed $54,900 Active
23. 2025-11-07
    listed Active
24. 2021-08-06
    historical
25. 2021-08-06
    historical
26. 2015-10-30
    soldstatus $12,650
27. 2015-10-30
    soldstatus $12,650
28. 2015-07-30
    listed $22,500
29. 2015-07-30
    listed $22,500
30. 2015-01-23
    historical
31. 2013-01-26
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $1,014 · $84/mo
• Projected year-2 tax: $1,130 · $94/mo
• Expected delta: +$116/yr (+$10/mo · 11.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $10,597
• − Mortgage interest: −$3,075
• − Property taxes: −$1,014
• − Insurance: −$5,800
• − Repairs & maintenance: −$848
• − Management: −$848
• − Depreciation: −$1,597
• Taxable loss: −$2,584
• Est. tax savings @ 24.0%: +$620
• After-tax cash flow: $-1,276/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: Shawnee CUSD 84
• NCES district ID: 1742990
• Math proficiency: 15% ▲ 5.00%
• Reading proficiency: 15% ▲ 5.00%
• Median HH income: $37,116
• Composite: 15.99/100
• National rank: #14300
• State rank: #792 of 919 in IL

Livability — East Cape Girardeau

• Score: 56/100
• State rank: #1191
• US rank: #22505

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Cape Girardeau, IL
• Population (ZIP): 669

Population outlook (Alexander County) Hauer SSP2

• Today (2025): 4,931 people
• By 2030: 4,184 · -15.1%
• By 2040: 3,052 · -38.1%
• By 2050: 2,325 · -52.8%
• By 2075: 1,567 · -68.2%
• By 2100: 1,350 · -72.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Slovak 2% Iranian 1% Italian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Alexander

• 2024 margin: R (+19.2) · D 39.8% · R 59.0% · Other 1.1%
• 2008→2024 swing: -31.9pp toward R · 2008: 12.6pp · 2024: -19.2pp
• All cycles: 2024: R+19.2 2020: R+14.2 2016: R+8.3 2012: D+13.6 2008: D+12.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.25%
• Current HPI: 80.0159
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

+144.0% since first listed

15 events — show timeline

• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-25 Relisted — MRED as Distributed by MLS Grid
• 2025-12-23 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-07 Listed — RMLSA as Distributed by MLS Grid
• 2025-11-07 Listed $54,900 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2015-10-30 Sold (MLS) $12,650 MRED as Distributed by MLS Grid
• 2015-10-30 Sold (MLS) $12,650 RMLSA as Distributed by MLS Grid
• 2015-07-30 Listed $22,500 MRED as Distributed by MLS Grid
• 2015-07-30 Listed $22,500 RMLSA as Distributed by MLS Grid
• 2015-01-23 Listing Removed — MRED as Distributed by MLS Grid
• 2013-01-26 Listing Removed — MRED as Distributed by MLS Grid

Property tax history

-0.7%/yr

Latest (2024): $1,014 · +1.5% YoY. Source: county tax records.