1102 Madison Ave · Caruthersville, MO 63830

$10,000

3 bd · 1.0 ba · 1,305 sqft · Other public records · 30 Days on market

Built 1955 6,969 sqft lot

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Great rental investment property. Three bedrooms, one bathroom, living room, kitchen, dining and utility room. Two outbuildings for storage. Vinyl siding and shingle roof. This is Fannie Mae property.

Key facts

• Utility room
• Kitchen
• Living room

Tags

• LIVING ROOM
• KITCHEN
• DINING AREA
• UTILITY ROOM
• BASEMENT
• FIREPLACE

Property features AI

Exterior

• Utilities: Public water; Public sewer; Single-phase electric service; Electricity and natural gas available and connected; Water and sewer available and connected
• Home design: Single-family residence; One story; Private ownership
• Construction: Frame construction with vinyl siding
• Exterior features: Level lot

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Living room fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $10k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $10k).
• Recommended offer: $10k (1.5% 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 $69 of loan paydown is wiped out by about $130 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($10k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $6k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; flood insurance adds $427/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $9,850 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
8. 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.
9. 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.
10. 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: 10.63% ✓
• Cap rate: 97.50%
• Cash-on-cash: 325.73%
• DSCR: 15.49
• GRM: 0.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 8.37×
• Total profit: $20,637
• Equity at exit: $2,270

10-year hold

• IRR: —
• Equity multiple: 17.84×
• Total profit: $47,154
• Equity at exit: $2,262

Cash invested: $2,800 (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: 0.8×

Monthly cashflow live

• Estimated rent: $1,063 medium
• Mortgage (P&I): −$52
• Tax from tax record: −$23 /mo · $276/yr
• Insurance: −$4
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $334

Break-even live

Break-even rent $641

Max offer price $10,000

Occupancy floor 64%

Sensitivity live

Price	-10% $339	-5% $336	+0% $334	+5% $331	+10% $328
Rent	-10% $250	-5% $292	+0% $334	+5% $375	+10% $417
Rate	-1.0pp $339	-0.5pp $336	base $334	+0.5pp $331	+1.0pp $328

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-17
   days on market $10,000 Active 30 DOM
2. 2026-06-16
   days on market $10,000 Active 29 DOM
3. 2026-06-15
   days on market $10,000 Active 28 DOM
4. 2026-06-13
   days on market $10,000 Active 26 DOM
5. 2026-06-12
   days on market $10,000 Active 25 DOM
6. 2026-06-09
   days on market $10,000 Active 22 DOM
7. 2026-06-08
   days on market $10,000 Active 21 DOM
8. 2026-06-07
   days on market $10,000 Active 20 DOM
9. 2026-06-07
   pricedays on market $10,000 Active 19 DOM
10. 2026-06-04
    days on market $12,000 Active 16 DOM
11. 2026-06-02
    days on market $12,000 Active 15 DOM
12. 2026-06-01
    days on market $12,000 Active 14 DOM
13. 2026-05-31
    days on market $12,000 Active 13 DOM
14. 2026-05-18
    listed $16,000 Active
15. 2020-11-06
    soldstatus 201-char remark

    Show marketing remark (201 chars)

    Great rental investment property. Three bedrooms, one bathroom, living room, kitchen, dining and utility room. Two outbuildings for storage. Vinyl siding and shingle roof. This is Fannie Mae property.

16. 2020-11-05
    soldstatus 221-char remark

    Show marketing remark (221 chars)

    PRICE REDUCED !!! Great rental investment property. Three bedrooms, one bathroom, living room, kitchen, dining and utility room. Two outbuildings for storage. Vinyl siding and shingle roof. This is Fannie Mae property.

17. 2020-07-09
    listed $16,000 221-char remark

    Show marketing remark (221 chars)

    PRICE REDUCED !!! Great rental investment property. Three bedrooms, one bathroom, living room, kitchen, dining and utility room. Two outbuildings for storage. Vinyl siding and shingle roof. This is Fannie Mae property.

ⓘ 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: $276 · $23/mo
• Projected year-2 tax: $276 · $23/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 68% 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: $12,755
• − Mortgage interest: −$560
• − Property taxes: −$276
• − Insurance: −$5,168
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$291
• Taxable income: $4,418
• Est. tax owed @ 24.0%: −$1,060
• After-tax cash flow: $2,942/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: 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

+0.0% since first listed

4 events — show timeline

• 2026-05-18 Listed $16,000 MARIS as Distributed by MLS Grid
• 2020-11-06 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-11-05 Sold (MLS) — CARMLS
• 2020-07-09 Listed $16,000 CARMLS

Property tax history

+0.9%/yr

Latest (2025): $276 · -1.7% YoY. Source: county tax records.