7212 MO State Hwy 72 · Millersville, MO 63755

$199,000

3 bd · 2.0 ba · 1,248 sqft · SingleFamily · 59 Days on market

Built 2026 0.30 ac lot $159/sqft · 22% below area Est $255k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.9/30.0
• Schools +4.0/10.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Be the first to call this beautiful new construction home your own! Currently nearing completion, this 3-bedroom, 2-bath home offers a thoughtfully designed living space that lives larger than its size and makes it an ideal fit for a variety of lifestyles. Designed for modern living, the home features an open feel and comfortable bedroom sizes. Quality craftsmanship and modern finishes throughout add to the home’s appeal, creating a space that is both stylish and practical. Whether you're starting out, downsizing, or simply looking for something new, this home offers the perfect balance of style, simplicity, and convenience. Don’t miss the opportunity to own a brand-new home wit

Key facts

• 0.3 acre lot
• Built 2026
• Listed 59 days

Property features AI

Finance

• Other: Private ownership
• Financial info: Lease not considered; No second mortgage indicated; Seller may consider concessions
• HOA & community: No HOA details provided

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Public water; Septic tank sewer; Single-phase electric; Cable available
• Home design: Single-family residence; One-story (single level); Accessible layout with accessible hallways, kitchen, appliances, and washer/dryer; Central living area
• Construction: New construction; Frame construction with vinyl siding; Shingle roof; Attic/crawl hatchways insulated; Blown-in insulation; Ducts professionally air-sealed; Concrete elements in construction
• Exterior features: Back yard; Gently rolling lot; Awnings; Exterior lighting; No-step entry; Panel doors; Paved road frontage along a highway

Interior

• Kitchen: Electric cooktop; Dishwasher; Refrigerator; Plumbed for ice maker
• Bedrooms: 3 bedrooms, all on the main level; Master suite on main level with attached master bathroom and closet
• Flooring: Concrete flooring
• Bathrooms: 2 full bathrooms, both on the main level (including master bathroom and a hall bathroom)
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans for additional cooling
• Interior features: Ceiling fans; Vaulted ceilings; Double-pane windows
• Laundry & utility: Washer hookup (main level); Electric dryer hookup (main level); Utility / laundry room on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-215 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (26.2% below list).
• Recommended offer: $147k (26.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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.
• Zoned schools: Millersville Attendance Ctr. (44 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); 177 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 $6k 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 59 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.

Recommended offer $146,893 (26.2% 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 59 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.74% ✗
• Cap rate: 5.00%
• Cash-on-cash: -4.63%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

• ARV (median comp): $254,773
• List price: $199,000
• Delta: -21.89%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
179 Booness Dr	0.11mi	3/2.0	1,411 (+13%)	7mo	$249,900	$177	67

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: -22.5%
• Equity multiple: 0.22×
• Total profit: $-43,670
• Equity at exit: $29,672

10-year hold

• IRR: -13.3%
• Equity multiple: 0.17×
• Total profit: $-46,098
• Equity at exit: $17,206

Cash invested: $55,720 (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: 177
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,469 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-215

Break-even live

Break-even rent $1,741

Max offer price $167,920

Occupancy floor —

Sensitivity live

Price	-10% $-77	-5% $-146	+0% $-215	+5% $-284	+10% $-352
Rent	-10% $-331	-5% $-273	+0% $-215	+5% $-157	+10% $-99
Rate	-1.0pp $-115	-0.5pp $-164	base $-215	+0.5pp $-266	+1.0pp $-319

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $199,000 Active 59 DOM
2. 2026-06-19
   days on market $199,000 Active 57 DOM
3. 2026-06-18
   days on market $199,000 Active 56 DOM
4. 2026-06-17
   days on market $199,000 Active 55 DOM
5. 2026-06-16
   days on market $199,000 Active 54 DOM
6. 2026-06-15
   days on market $199,000 Active 53 DOM
7. 2026-06-14
   days on market $199,000 Active 51 DOM
8. 2026-06-13
   days on market $199,000 Active 50 DOM
9. 2026-06-10
   days on market $199,000 Active 48 DOM
10. 2026-06-09
    days on market $199,000 Active 47 DOM
11. 2026-06-08
    days on market $199,000 Active 46 DOM
12. 2026-06-07
    days on market $199,000 Active 45 DOM
13. 2026-06-02
    days on market $199,000 Active 40 DOM
14. 2026-06-01
    days on market $199,000 Active 39 DOM
15. 2026-05-31
    days on market $199,000 Active 38 DOM
16. 2026-05-30
    days on market $199,000 Active 37 DOM
17. 2026-04-23
    listed $199,000 Active 839-char remark

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

Taxation est. · year 1

• Rental income: $17,627
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$5,789
• Taxable loss: −$6,109
• Est. tax savings @ 24.0%: +$1,466
• After-tax cash flow: $-1,111/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 — Millersville

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

• 2026-04-23 Listed $199,000 MARIS as Distributed by MLS Grid