518 W Victor St · Poplar Bluff, MO 63901

$124,900

3 bd · 2.0 ba · 790 sqft · Other public records · 75 Days on market

Built 1940 0.30 ac lot ↓ 7% since listing

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Why this score? — see what drove the D- 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 +10.2/30.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully remodeled 3-bedroom, 2-bath home offering modern finishes and move-in-ready convenience! Every detail has been thoughtfully updated, creating a fresh and inviting space you’ll love coming home to. The open and airy feel flows effortlessly from room to room, featuring updated flooring, fixtures, and finishes that give the home a clean, modern look while still feeling warm and welcoming. The functional layout offers comfortable living spaces and well-sized bedrooms designed for everyday living. Outside, you’ll find a fully fenced backyard ready for your personal touch. The front porch adds charm and curb appeal, while the carport provides covered parkin

Key facts

• Front porch
• Carport
• Modern finishes

Tags

• REMODELED HOME
• MODERN FINISHES
• FULLY FENCED BACKYARD
• FRONT PORCH
• CARPORT
• BRAND-NEW SIDING

Property features AI

Finance

• Financial info: Seller may consider concessions; Lease not considered

Exterior

• Parking: Carport with space for 1 vehicle
• Utilities: Public water; Public sewer; 220-volt electric service; Owned propane
• Home design: Single-family residence; Two levels; Residential property
• Construction: Vinyl siding; Shingle roof; Pillar/post/pier foundation
• Exterior features: Back yard; City lot

Interior

• Kitchen: Kitchen with range, refrigerator, microwave and dishwasher; Stainless steel appliance package
• Bedrooms: Three bedrooms total — one on the main level and two on the upper level
• Bathrooms: Two full bathrooms (both on the main/upper levels)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Master bedroom located on the main level; Stainless steel appliances; Dishwasher; Microwave; Range; Refrigerator
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $-72 ($-861/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (19.8% below list).
• Recommended offer: $100k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.4% in Poplar Bluff — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Oak Grove Elem. (math 57% / reading 72%, grade B, #70 of 1,115 statewide, top 8%, 318 students, 99% FRL); Poplar Bluff Middle School (math 36% / reading 39%, grade F, #215 of 391 statewide, top 56%, 1,018 students, 74% FRL); Poplar Bluff High (math 22% / reading 42%, grade F, #356 of 521 statewide, top 71%, 1,504 students, 56% FRL) — zoned schools average 76% FRL vs 56% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 278 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 $864 of loan paydown is wiped out by about $4k 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 75 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $100,180 (19.8% 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 75 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.46%
• DSCR: 0.89
• GRM: 10.4

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: -20.4%
• Equity multiple: 0.29×
• Total profit: $-24,793
• Equity at exit: $18,623

10-year hold

• IRR: -13.5%
• Equity multiple: 0.22×
• Total profit: $-27,411
• Equity at exit: $10,799

Cash invested: $34,972 (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: 278
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,002 medium
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $-72

Break-even live

Break-even rent $1,093

Max offer price $114,520

Occupancy floor —

Sensitivity live

Price	-10% $15	-5% $-29	+0% $-72	+5% $-115	+10% $-158
Rent	-10% $-151	-5% $-111	+0% $-72	+5% $-32	+10% $7
Rate	-1.0pp $-9	-0.5pp $-40	base $-72	+0.5pp $-104	+1.0pp $-137

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-09
   status $124,900 Pending 75 DOM
2. 2026-06-08
   days on market $124,900 Active 75 DOM
3. 2026-06-07
   days on market $124,900 Active 74 DOM
4. 2026-06-04
   days on market $124,900 Active 70 DOM
5. 2026-06-03
   price $124,900 Active 69 DOM
6. 2026-06-02
   days on market $129,900 Active 69 DOM
7. 2026-06-01
   days on market $129,900 Active 68 DOM
8. 2026-05-31
   days on market $129,900 Active 67 DOM
9. 2026-05-20
   status Active
10. 2026-04-22
    status Pending
11. 2026-03-23
    price $129,900
12. 2026-02-25
    listed $139,900 Active
13. 2025-10-02
    soldstatus
14. 1986-10-01
    soldstatus

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

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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,022
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$3,633
• Taxable loss: −$3,030
• Est. tax savings @ 24.0%: +$727
• After-tax cash flow: $-134/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

-7.1% since first listed

6 events — show timeline

• 2026-05-20 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-22 Pending — MARIS as Distributed by MLS Grid
• 2026-03-23 Price Changed $129,900 MARIS as Distributed by MLS Grid
• 2026-02-25 Listed $139,900 MARIS as Distributed by MLS Grid
• 2025-10-02 Sold (Public Records) — Public Records
• 1986-10-01 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $211 · +4.9% YoY. Source: county tax records.