1516 Ward Ave · Caruthersville, MO 63830

$88,500

3 bd · 1.0 ba · 1,403 sqft · SingleFamily · 44 Days on market

Built 1948 Fair condition 10,454 sqft lot Est $94k · 6% 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 +27.2/30.0
• ARV discount +10.1/15.0
• DSCR +9.4/10.0
• 1% rule +7.4/10.0
• Appreciation +4.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0

Listing remarks

Back on market through no fault of seller. Very unique opportunity, "just a stone's throw" just across the street to both middle and high schools. This brick home with over 1400 SF, offers 3 bedrooms, and 1 bath. The floor plan has split bedrooms with one in the front end off the living room, and 2 others off the large den and utility, as well as the centrally located bath, kitchen, and dining room. The pie shaped sizable lot is zoned "B1" so you can open a small business right in the center of town if you so desire. Besides Ward Ave, there is a side street running right behind the yard to allow you two entrances/exits. The home is move in condition so you can live there

Key facts

• Central heat and air
• Zoned b1
• Brick home

Tags

• BRICK HOME
• SPLIT BEDROOMS
• SIZABLE LOT
• ZONED B1
• TWO ENTRANCES
• CENTRAL HEAT AND AIR

Property features AI

Finance

• Other: Other structures on property: equipment shed, metal building, outbuilding, shed(s), storage, workshop; Pie-shaped lot; Lot dimensions approximately 170 x 210 x 128; Above-grade finished area reported as 1,403 (source: appraiser); Property type: residential single-family

Exterior

• Parking: No specific parking details provided
• Security: No security features provided
• Utilities: Public water; Public sewer; Electricity (220 volts); Natural gas connected; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; One level
• Construction: Brick construction; Shingle roof
• Exterior features: Covered front porch

Interior

• Kitchen: Electric oven; Range / Electric range; Range hood; Refrigerator
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Ceramic tile; Laminate; Tile; Combination of flooring types
• Bathrooms: One full bathroom (on the main level)
• Heating & cooling: Forced air heating; Central air conditioning; Electric water heater
• Interior features: Aluminum window frames; Exhaust fan
• Laundry & utility: Main-level laundry room with electric dryer hookup (inside)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#780 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Caruthersville 18 (town): math 14% / reading 24% proficiency, ranked #307 of 324 in MO (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Caruthersville Elementary (math 21% / reading 23%, grade F, #910 of 1,115 statewide, top 83%, 496 students, 99% FRL); Caruthersville High (math 2% / reading 44%, grade F, #453 of 521 statewide, top 87%, 258 students, 99% FRL) — zoned schools average 99% FRL vs 69% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 11 active listings in the ZIP; 17 units permitted in Pemiscot County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.3%/yr); year-one equity from $612 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Pemiscot County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.3% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,845 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.24% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.20%
• DSCR: 1.54
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $94,001
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
322 W 11th St	0.38mi	3/1.0	1,406 (+0%)	10mo	$70,000	$50	74
933 Beckwith Ave	0.50mi	3/1.5	1,470 (+5%)	1mo	$110,000	$75	66
1701 Edwards Ave	0.18mi	2/1.0 (-1)	1,235 (-12%)	1mo	$88,000	$71	66
407 E 15 St	0.29mi	3/1.0	1,296 (-8%)	10mo	$69,900	$54	65
1806 E Parkview Dr	0.46mi	3/2.0	1,440 (+3%)	8mo	$160,000	$111	64
407 E 15th St	0.29mi	3/2.0	1,296 (-8%)	10mo	$62,000	$48	61
408 E 20th St	0.41mi	4/2.0 (+1)	1,478 (+5%)	8mo	$55,000	$37	56
1004 Laurant	0.42mi	3/2.0	1,456 (+4%)	19mo	$110,000	$76	54
1206 Zaida Ave	0.59mi	3/1.5	1,283 (-9%)	5mo	$85,900	$67	52
943 Grand Ave	0.49mi	2/2.0 (-1)	1,235 (-12%)	10mo	$86,000	$70	40
900 Collins Ave	0.68mi	3/1.0	1,236 (-12%)	13mo	$50,000	$40	38
804 E 9th St	0.70mi	3/2.0	1,232 (-12%)	24mo	$14,900	$12	23

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

Projected returns pro-forma

-1.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.33×
• Total profit: $8,202
• Equity at exit: $20,085

10-year hold

• IRR: 14.2%
• Equity multiple: 2.37×
• Total profit: $33,864
• Equity at exit: $20,021

Cash invested: $24,780 (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 63830

• Home prices YoY: -1.3%
• Active inventory: 11
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,093 medium
• Mortgage (P&I): −$464
• Tax est. 1.5%: −$111 /mo · $1,328/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $252

Break-even live

Break-even rent $774

Max offer price $88,500

Occupancy floor 72%

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: $22,125
• Closing costs: $2,655
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $88,500 Active 44 DOM
2. 2026-06-17
   days on market $88,500 Active 43 DOM
3. 2026-06-16
   days on market $88,500 Active 42 DOM
4. 2026-06-15
   days on market $88,500 Active 41 DOM
5. 2026-06-13
   days on market $88,500 Active 39 DOM
6. 2026-06-12
   days on market $88,500 Active 38 DOM
7. 2026-06-09
   days on market $88,500 Active 35 DOM
8. 2026-06-08
   days on market $88,500 Active 34 DOM
9. 2026-06-07
   days on market $88,500 Active 33 DOM
10. 2026-06-07
    days on market $88,500 Active 32 DOM
11. 2026-06-04
    days on market $88,500 Active 29 DOM
12. 2026-06-02
    days on market $88,500 Active 28 DOM
13. 2026-06-01
    days on market $88,500 Active 27 DOM
14. 2026-05-31
    days on market $88,500 Active 26 DOM
15. 2026-05-18
    status Active
16. 2026-04-13
    status Pending
17. 2026-04-10
    historical Active Under Contract
18. 2026-03-31
    listed $88,500 Active

ⓘ 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 · 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 4/10 Moderate 8% 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: $13,118
• − Mortgage interest: −$4,957
• − Property taxes: −$1,328
• − Insurance: −$442
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − Depreciation: −$2,575
• Taxable income: $1,717
• Est. tax owed @ 24.0%: −$412
• After-tax cash flow: $2,612/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This home is in fair condition with moderate repairs needed, primarily focusing on exterior and interior painting. Upgrading the exterior siding and interior walls with fresh paint can significantly enhance its curb appeal and resale value.

Repairs flagged

• Moderate Exterior siding — The siding shows some discoloration and minor wear, indicating a need for repair or repainting.
• Minor Interior walls — The walls show some minor discoloration, which could be addressed with a fresh coat of paint.
• Minor Flooring — The hardwood flooring appears worn, which could be refreshed with a sanding and sealant.

Value-add opportunities

• Resale Painting exterior siding — Refreshing the exterior siding with fresh paint can significantly improve the home's curb appeal and resale value.
• Resale Painting interior walls — Updating the interior walls with fresh paint can make the home more inviting and appealing to potential buyers.
• Resale Sanding and sealing hardwood flooring — Refreshing the hardwood flooring can make the home more attractive and increase its resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · The siding shows some discoloration and minor wear, indicating a need for repair or repainting.	Moderate	$3,000–15,000
Interior walls · The walls show some minor discoloration, which could be addressed with a fresh coat of paint.	Minor	$500–3,000
Flooring · The hardwood flooring appears worn, which could be refreshed with a sanding and sealant.	Minor	$500–3,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Resale Painting exterior siding — Refreshing the exterior siding with fresh paint can significantly improve the home's curb appeal and resale value. ↑
• Resale Painting interior walls — Updating the interior walls with fresh paint can make the home more inviting and appealing to potential buyers. ↑
• Resale Sanding and sealing hardwood flooring — Refreshing the hardwood flooring can make the home more attractive and increase its resale value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Caruthersville 18
• NCES district ID: 2907470
• Math proficiency: 14% ▼ -5.00%
• Reading proficiency: 24% ▼ -6.00%
• Median HH income: $29,187
• Composite: 15.06/100
• National rank: #9349
• State rank: #307 of 324 in MO

Livability — Caruthersville

• Score: 54/100
• State rank: #780
• US rank: #23872

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Caruthersville, MO
• Population (ZIP): 6,315

Population outlook (Pemiscot County) Hauer SSP2

• Today (2025): 15,803 people
• By 2030: 14,934 · -5.5%
• By 2040: 13,246 · -16.2%
• By 2050: 11,669 · -26.2%
• By 2075: 8,426 · -46.7%
• By 2100: 6,057 · -61.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 30% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Pemiscot

• 2024 margin: Solid R (+49.1) · D 25.3% · R 74.3%
• 2008→2024 swing: -35.9pp toward R · 2008: -13.1pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+44.6 2016: R+33.5 2012: R+14.6 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.30%
• Current HPI: 99.2828
• 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

4 events — show timeline

• 2026-05-18 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-13 Pending — MARIS as Distributed by MLS Grid
• 2026-04-10 Contingent — MARIS as Distributed by MLS Grid
• 2026-03-31 Listed $88,500 MARIS as Distributed by MLS Grid