236 W Vale Dr · Jackson, MO 63755

$180,000

3 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 24 Days on market

Built 1982 6,926 sqft lot $172/sqft · at area comps Est $188k · at est.

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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 +11.4/30.0
• ARV discount +9.5/15.0
• Schools +4.0/10.0
• Rent growth +3.6/5.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back at the market at no fault to the sellers!! Come check this home out before its gone! Welcome home to this cozy 3 bedrooms, 1 bath ranch sitting on a spacious corner lot! This home offers a practical layout with comfortable living areas and plenty of natural light. This home offers plenty of potential and is ready for your personal touch to truly make it your own. The spacious yard makes it perfect for relaxing, entertaining and everyday living.

Key facts

• Spacious yard
• Practical layout
• Corner lot

Tags

• CORNER LOT
• PRACTICAL LAYOUT
• PLENTY OF NATURAL LIGHT
• SPACIOUS YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-63 ($-758/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (28.1% below list).
• Recommended offer: $129k (28.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.4% in Jackson — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#160 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• 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; 1 comparable units currently listed for rent nearby; 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 24 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago 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

• 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 $129,405 (28.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.72% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.50%
• DSCR: 0.93
• GRM: 11.6

CMA / ARV

• ARV (median comp): $188,243
• List price: $180,000
• Delta: -4.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
236 W Vale Dr	0.00mi	3/1.0	1,044 (0%)	0mo	$180,000	$172	100
1320 Oak St	0.48mi	3/1.0	1,116 (+7%)	14mo	$150,000	$134	54
309 Henderson St	0.72mi	3/1.0	1,120 (+7%)	19mo	$159,900	$143	39
132 S Bast St	0.74mi	2/1.0 (-1)	1,176 (+13%)	8mo	$145,000	$123	33

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: -17.4%
• Equity multiple: 0.38×
• Total profit: $-31,299
• Equity at exit: $26,839

10-year hold

• IRR: -7.2%
• Equity multiple: 0.52×
• Total profit: $-24,421
• Equity at exit: $15,563

Cash invested: $50,400 (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: 11.6×

Monthly cashflow live

• Estimated rent: $1,294 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$67 /mo · $798/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $-63

Break-even live

Break-even rent $1,374

Max offer price $168,845

Occupancy floor 100%

Sensitivity live

Price	-10% $39	-5% $-12	+0% $-63	+5% $-114	+10% $-165
Rent	-10% $-165	-5% $-114	+0% $-63	+5% $-12	+10% $39
Rate	-1.0pp $28	-0.5pp $-17	base $-63	+0.5pp $-110	+1.0pp $-157

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2094 Old Toll Rd Jackson, MO	2.0	1.0	880	$962	$1.09	44d	1	0.03mi

Listing history 9 events

1. 2026-05-18
   status Pending 453-char remark

   Show marketing remark (453 chars)

   Back at the market at no fault to the sellers!! Come check this home out before its gone! Welcome home to this cozy 3 bedrooms, 1 bath ranch sitting on a spacious corner lot! This home offers a practical layout with comfortable living areas and plenty of natural light. This home offers plenty of potential and is ready for your personal touch to truly make it your own. The spacious yard makes it perfect for relaxing, entertaining and everyday living.

2. 2026-05-14
   status Active 453-char remark

   Show marketing remark (453 chars)

   Back at the market at no fault to the sellers!! Come check this home out before its gone! Welcome home to this cozy 3 bedrooms, 1 bath ranch sitting on a spacious corner lot! This home offers a practical layout with comfortable living areas and plenty of natural light. This home offers plenty of potential and is ready for your personal touch to truly make it your own. The spacious yard makes it perfect for relaxing, entertaining and everyday living.

3. 2026-04-13
   status Pending 453-char remark

   Show marketing remark (453 chars)

   Back at the market at no fault to the sellers!! Come check this home out before its gone! Welcome home to this cozy 3 bedrooms, 1 bath ranch sitting on a spacious corner lot! This home offers a practical layout with comfortable living areas and plenty of natural light. This home offers plenty of potential and is ready for your personal touch to truly make it your own. The spacious yard makes it perfect for relaxing, entertaining and everyday living.

4. 2026-03-24
   listed $180,000 Active 453-char remark

   Show marketing remark (453 chars)

   Back at the market at no fault to the sellers!! Come check this home out before its gone! Welcome home to this cozy 3 bedrooms, 1 bath ranch sitting on a spacious corner lot! This home offers a practical layout with comfortable living areas and plenty of natural light. This home offers plenty of potential and is ready for your personal touch to truly make it your own. The spacious yard makes it perfect for relaxing, entertaining and everyday living.

5. 2022-04-11
   status Pending 555-char remark

   Show marketing remark (555 chars)

   This three-bedroom, one bath home is located on a corner lot on a quiet street. It would make the perfect home for any first-time home buyer. Or a nice retirement home with mostly no steps and a wheelchair accessible ramp off of the back door. Enter the home from the rear into an open concept kitchen/dining combo. The living room boasts a large window letting in plenty of natural light. Also included is main level laundry and plenty of storage space including a pantry in the kitchen. The garage allows an added storage room for those outdoor items.

6. 2022-04-11
   soldstatus Closed 555-char remark

   Show marketing remark (555 chars)

   This three-bedroom, one bath home is located on a corner lot on a quiet street. It would make the perfect home for any first-time home buyer. Or a nice retirement home with mostly no steps and a wheelchair accessible ramp off of the back door. Enter the home from the rear into an open concept kitchen/dining combo. The living room boasts a large window letting in plenty of natural light. Also included is main level laundry and plenty of storage space including a pantry in the kitchen. The garage allows an added storage room for those outdoor items.

7. 2022-04-11
   soldstatus

   Show marketing remark (555 chars)

   This three-bedroom, one bath home is located on a corner lot on a quiet street. It would make the perfect home for any first-time home buyer. Or a nice retirement home with mostly no steps and a wheelchair accessible ramp off of the back door. Enter the home from the rear into an open concept kitchen/dining combo. The living room boasts a large window letting in plenty of natural light. Also included is main level laundry and plenty of storage space including a pantry in the kitchen. The garage allows an added storage room for those outdoor items.

8. 2022-03-04
   historical Active Under Contract 555-char remark

   Show marketing remark (555 chars)

   This three-bedroom, one bath home is located on a corner lot on a quiet street. It would make the perfect home for any first-time home buyer. Or a nice retirement home with mostly no steps and a wheelchair accessible ramp off of the back door. Enter the home from the rear into an open concept kitchen/dining combo. The living room boasts a large window letting in plenty of natural light. Also included is main level laundry and plenty of storage space including a pantry in the kitchen. The garage allows an added storage room for those outdoor items.

9. 2022-02-28
   listed $154,900 Active 555-char remark

   Show marketing remark (555 chars)

   This three-bedroom, one bath home is located on a corner lot on a quiet street. It would make the perfect home for any first-time home buyer. Or a nice retirement home with mostly no steps and a wheelchair accessible ramp off of the back door. Enter the home from the rear into an open concept kitchen/dining combo. The living room boasts a large window letting in plenty of natural light. Also included is main level laundry and plenty of storage space including a pantry in the kitchen. The garage allows an added storage room for those outdoor items.

ⓘ 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: $798 · $67/mo
• Projected year-2 tax: $1,746 · $146/mo
• Expected delta: +$948/yr (+$79/mo · 118.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,529
• − Mortgage interest: −$10,083
• − Property taxes: −$798
• − Insurance: −$900
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$5,236
• Taxable loss: −$3,973
• Est. tax savings @ 24.0%: +$954
• After-tax cash flow: $196/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 — Jackson

• Score: 69/100
• State rank: #160
• US rank: #8843

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jackson, MO
• County: Cape Girardeau County · 75,175 people
• City population: 27,629
• 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

+16.2% since first listed

9 events — show timeline

• 2026-05-18 Pending — MARIS as Distributed by MLS Grid
• 2026-05-14 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-13 Pending — MARIS as Distributed by MLS Grid
• 2026-03-24 Listed $180,000 MARIS as Distributed by MLS Grid
• 2022-04-11 Pending — MARIS as Distributed by MLS Grid
• 2022-04-11 Sold (Public Records) — Public Records
• 2022-04-11 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-03-04 Contingent — MARIS as Distributed by MLS Grid
• 2022-02-28 Listed $154,900 MARIS as Distributed by MLS Grid

Property tax history

+1.8%/yr

Latest (2025): $798 · +5.1% YoY. Source: county tax records.