8036 State Highway Cc · Shawneetown, MO 63755

$169,900

3 bd · 2.0 ba · 2,400 sqft · SingleFamily public records · 72 Days on market

Built 1995 1.94 ac lot $71/sqft · 42% below area Est $329k · 48% under

---

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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.2/10.0
• Schools +4.0/10.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home was rebuilt from the ground up in 1995, giving it newer structural integrity and updated core systems compared to typical area inventory. All major systems are in good condition and the metal roof adds long-term durability and low maintenace. Property needs light cosmetic updated - paint, flooring, fixtures, minor kitchen/bath refresh - making this a value added opportunity.

Key facts

• 1.94 acre lot
• Built 1995
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/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 $156k (7.9% below list).
• Recommended offer: $156k (7.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 72 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,413 (7.9% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.92% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.08%
• DSCR: 1.23
• GRM: 9.1

CMA / ARV

• ARV (median comp): $329,126
• List price: $169,900
• Delta: -48.38%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
168 Blueberry Ln	0.53mi	3/2.0	2,051 (-14%)	6mo	$275,000	$134	46
143 Blueberry Ln	0.53mi	4/3.0 (+1)	2,646 (+10%)	13mo	$325,000	$123	38

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-12,397
• Equity at exit: $25,333

10-year hold

• IRR: 4.2%
• Equity multiple: 1.33×
• Total profit: $15,522
• Equity at exit: $14,690

Cash invested: $47,572 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,564 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$73 /mo · $872/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $201

Break-even live

Break-even rent $1,309

Max offer price $169,900

Occupancy floor 82%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $169,900 Active 72 DOM
2. 2026-06-18
   days on market $169,900 Active 71 DOM
3. 2026-06-17
   days on market $169,900 Active 70 DOM
4. 2026-06-16
   days on market $169,900 Active 69 DOM
5. 2026-06-15
   days on market $169,900 Active 68 DOM
6. 2026-06-14
   days on market $169,900 Active 66 DOM
7. 2026-06-13
   days on market $169,900 Active 65 DOM
8. 2026-06-10
   days on market $169,900 Active 63 DOM
9. 2026-06-09
   days on market $169,900 Active 62 DOM
10. 2026-06-08
    days on market $169,900 Active 61 DOM
11. 2026-06-07
    days on market $169,900 Active 60 DOM
12. 2026-06-02
    days on market $169,900 Active 55 DOM
13. 2026-06-01
    days on market $169,900 Active 54 DOM
14. 2026-05-31
    days on market $169,900 Active 53 DOM
15. 2026-05-30
    days on market $169,900 Active 52 DOM
16. 2026-04-08
    listed $169,900 Active 382-char remark

    Show marketing remark (382 chars)

    Home was rebuilt from the ground up in 1995, giving it newer structural integrity and updated core systems compared to typical area inventory. All major systems are in good condition and the metal roof adds long-term durability and low maintenace. Property needs light cosmetic updated - paint, flooring, fixtures, minor kitchen/bath refresh - making this a value added opportunity.

ⓘ 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: $872 · $73/mo
• Projected year-2 tax: $1,648 · $137/mo
• Expected delta: +$776/yr (+$65/mo · 89.0%)

ⓘ 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 ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $18,770
• − Mortgage interest: −$9,517
• − Property taxes: −$872
• − Insurance: −$850
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$4,943
• Taxable loss: −$415
• Est. tax savings @ 24.0%: +$99
• After-tax cash flow: $2,514/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 — Shawneetown

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Cape Girardeau County · 75,175 people
• 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 event — show timeline

• 2026-04-08 Listed $169,900 SOMO

Property tax history

-5.3%/yr

Latest (2025): $872 · +5.2% YoY. Source: county tax records.