414 Howard St · Jackson, MO 63755

$123,500

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 38 Days on market

Built 1935 8,712 sqft lot $172/sqft · 15% below area Est $145k · 15% under ↓ 1% since listing

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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 +16.7/30.0
• ARV discount +14.3/15.0
• DSCR +5.2/10.0
• Schools +4.0/10.0
• Rent growth +3.6/5.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Location, Location, Location!!! Walking distance to Litz Park for pickle ball, fishing, playground and walking trail. Affordable living with updated floors (no carpet), windows and metal roof plus a large flat backyard. The driveway is on the right side on the house. Seller is offering a $1,000 dollar allowance for updates.

Key facts

• Updated windows
• Updated floors
• Large flat backyard

Tags

• WALKING DISTANCE TO LITZ PARK
• UPDATED FLOORS
• UPDATED WINDOWS
• LARGE FLAT BACKYARD

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; 220-volt electric service; Cable available; Electricity connected; Natural gas connected; Phone available; Water available; Sewer connected
• Home design: Single-family residence (attached property); One story
• Construction: Vinyl siding; Metal roof
• Exterior features: Back yard; Deck; Front porch; Gravel road frontage on a county road

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Walk-out basement; 5 total rooms
• Laundry & utility: Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $77 ($921/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 $103k (16.4% below list).
• Recommended offer: $103k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.4% in Jackson — 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 69/100 on livability (#160 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Jackson R-II (suburban): math 41% / reading 51% proficiency, ranked #73 of 324 in MO (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: South Elem. (math 37% / reading 42%, grade F, #537 of 1,115 statewide, top 53%, 409 students, 54% FRL); Jackson Sr. High (math 45% / reading 62%, grade C-, #83 of 521 statewide, top 16%, 1,764 students, 30% FRL).
• Market conditions: Rents rising fast (+4.5%/yr); 176 active listings in the ZIP; solid renter incomes; 81 units permitted in Cape Girardeau County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($79k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $854 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cape Girardeau County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($120k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $103,199 (16.4% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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. 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.
5. 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.
6. 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: 0.84% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.66%
• DSCR: 1.12
• GRM: 10.0

CMA / ARV

• ARV (median comp): $145,380
• List price: $123,500
• Delta: -15.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1104 North St	0.05mi	2/1.0	816 (+13%)	3mo	$150,000	$184	73
504 Michael Anna St	0.61mi	2/2.0	768 (+7%)	15mo	$126,500	$165	44
803 E Jefferson St	0.41mi	1/1.0 (-1)	784 (+9%)	22mo	$125,000	$159	43
825 E Independence St	0.63mi	2/1.0	819 (+14%)	16mo	$133,000	$162	34
1113 Old Cape Rd	0.60mi	2/1.0	806 (+12%)	23mo	$144,900	$180	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.49% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.61×
• Total profit: $-13,611
• Equity at exit: $18,414

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $857
• Equity at exit: $10,678

Cash invested: $34,580 (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 63755

• Rents YoY: 4.5%
• Active inventory: 176
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,032 medium
• Mortgage (P&I): −$648
• Tax from tax record: −$39 /mo · $473/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $77

Break-even live

Break-even rent $935

Max offer price $123,500

Occupancy floor 88%

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: $30,875
• Closing costs: $3,705
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $123,500 Active 38 DOM
2. 2026-06-18
   days on market $123,500 Active 37 DOM
3. 2026-06-17
   days on market $123,500 Active 36 DOM
4. 2026-06-16
   days on market $123,500 Active 35 DOM
5. 2026-06-15
   days on market $123,500 Active 34 DOM
6. 2026-06-14
   days on market $123,500 Active 32 DOM
7. 2026-06-13
   days on market $123,500 Active 31 DOM
8. 2026-06-10
   days on market $123,500 Active 29 DOM
9. 2026-06-09
   days on market $123,500 Active 28 DOM
10. 2026-06-08
    days on market $123,500 Active 27 DOM
11. 2026-06-07
    days on market $123,500 Active 26 DOM
12. 2026-06-03
    remarks 325-char remark
13. 2026-06-03
    price $123,500 Active 21 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. 2026-05-30
    days on market $125,000 Active 18 DOM
18. 2026-05-12
    listed $125,000 Active 196-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: $473 · $39/mo
• Projected year-2 tax: $1,198 · $100/mo
• Expected delta: +$725/yr (+$60/mo · 153.0%)

ⓘ 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 ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $12,384
• − Mortgage interest: −$6,918
• − Property taxes: −$473
• − Insurance: −$618
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$3,593
• Taxable loss: −$1,199
• Est. tax savings @ 24.0%: +$288
• After-tax cash flow: $1,208/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: Jackson R-II
• NCES district ID: 2915600
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 51% ▬ 0.00%
• Median HH income: $52,935
• Composite: 39.72/100
• National rank: #3898
• State rank: #73 of 324 in MO

Livability — Jackson

• Score: 69/100
• State rank: #160
• US rank: #8843

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jackson, MO
• County: Cape Girardeau County · 75,175 people
• City population: 27,629
• Metro: Cape Girardeau, MO-IL
• Population (ZIP): 27,629
• Household income: $78,750
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 354.0

Population outlook (Cape Girardeau County) Hauer SSP2

• Today (2025): 84,807 people
• By 2030: 88,016 · +3.8%
• By 2040: 93,914 · +10.7%
• By 2050: 99,541 · +17.4%
• By 2075: 114,527 · +35.0%
• By 2100: 121,718 · +43.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Cape Girardeau

• 2024 margin: Solid R (+46.5) · D 26.2% · R 72.7% · Other 1.1%
• 2008→2024 swing: -12.9pp toward R · 2008: -33.6pp · 2024: -46.5pp
• All cycles: 2024: R+46.5 2020: R+45.0 2016: R+50.1 2012: R+43.8 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -120.83%
• Current HPI: 179.1136
• Rent YoY: ▲ 4.49%
• Metro: Cape Girardeau, MO-IL
• 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

-1.2% since first listed

2 events — show timeline

• 2026-06-02 Price Changed $123,500 MARIS as Distributed by MLS Grid
• 2026-05-12 Listed $125,000 MARIS as Distributed by MLS Grid

Property tax history

+1.2%/yr

Latest (2025): $473 · +5.1% YoY. Source: county tax records.