719 Mary St · Poplar Bluff, MO 63901

$135,000

3 bd · 1.5 ba · 1,316 sqft · Other public records · 84 Days on market

Built 1956 6,499 sqft lot $103/sqft · 51% above area

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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 +20.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.2/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully newly remodeled 3-bedroom, 1.5-bath home offering modern updates and move-in-ready comfort. Step inside to find fresh paint, updated flooring, and contemporary lighting throughout, creating a bright and inviting atmosphere. The open living and dining areas provide a functional layout ideal for everyday living and entertaining. The updated kitchen features stylish cabinetry, modern countertops, and updated fixtures with ample workspace and storage. All three bedrooms are generously sized with good closet space and natural light. The full bathroom has been tastefully updated, while the additional half bath adds convenience for guests. The unfinished basement offers excellent storage and future potential for additional living space, a home gym, or workshop. Outside, enjoy a manageable yard perfect for relaxing or entertaining. Conveniently located near schools, shopping, dining, and major routes.

Key facts

• Manageable yard
• Ample workspace
• Updated flooring

Tags

• NEWLY REMODELED
• UPDATED FLOORING
• OPEN LIVING AND DINING AREAS
• UPDATED KITCHEN
• AMPLE WORKSPACE
• MANAGEABLE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $186 ($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 $124k (7.9% below list).
• Recommended offer: $124k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 4.4% in Poplar Bluff — 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 70/100 on livability (#143 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Poplar Bluff R-I (town): math 38% / reading 47% proficiency, ranked #127 of 324 in MO (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Poplar Bluff Kindergarten Ctr. (375 students, 99% FRL); Poplar Bluff Middle School (math 36% / reading 39%, grade F, #215 of 391 statewide, top 56%, 1,018 students, 74% FRL); Poplar Bluff High (math 22% / reading 42%, grade F, #356 of 521 statewide, top 71%, 1,504 students, 56% FRL) — zoned schools average 76% FRL vs 56% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 278 active listings in the ZIP; 63 units permitted in Butler County in 2024 (48 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Butler County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $124,327 (7.9% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.92% ✗
• Cap rate: 7.95%
• Cash-on-cash: 5.91%
• DSCR: 1.26
• GRM: 9.0

CMA / ARV

• ARV (median comp): $89,124
• List price: $135,000
• Delta: 51.47%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-10,088
• Equity at exit: $20,129

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $6,212
• Equity at exit: $11,672

Cash invested: $37,800 (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 63901

• Home prices YoY: -22.4%
• Active inventory: 278
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$32 /mo · $383/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $186

Break-even live

Break-even rent $1,008

Max offer price $135,000

Occupancy floor 80%

Sensitivity live

Price	-10% $263	-5% $224	+0% $186	+5% $148	+10% $110
Rent	-10% $88	-5% $137	+0% $186	+5% $235	+10% $284
Rate	-1.0pp $254	-0.5pp $220	base $186	+0.5pp $151	+1.0pp $116

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-18
   status Pending 934-char remark

   Show marketing remark (934 chars)

   Welcome to this beautifully newly remodeled 3-bedroom, 1.5-bath home offering modern updates and move-in-ready comfort. Step inside to find fresh paint, updated flooring, and contemporary lighting throughout, creating a bright and inviting atmosphere. The open living and dining areas provide a functional layout ideal for everyday living and entertaining. The updated kitchen features stylish cabinetry, modern countertops, and updated fixtures with ample workspace and storage. All three bedrooms are generously sized with good closet space and natural light. The full bathroom has been tastefully updated, while the additional half bath adds convenience for guests. The unfinished basement offers excellent storage and future potential for additional living space, a home gym, or workshop. Outside, enjoy a manageable yard perfect for relaxing or entertaining. Conveniently located near schools, shopping, dining, and major routes.

2. 2026-05-13
   status Active 934-char remark

   Show marketing remark (934 chars)

   Welcome to this beautifully newly remodeled 3-bedroom, 1.5-bath home offering modern updates and move-in-ready comfort. Step inside to find fresh paint, updated flooring, and contemporary lighting throughout, creating a bright and inviting atmosphere. The open living and dining areas provide a functional layout ideal for everyday living and entertaining. The updated kitchen features stylish cabinetry, modern countertops, and updated fixtures with ample workspace and storage. All three bedrooms are generously sized with good closet space and natural light. The full bathroom has been tastefully updated, while the additional half bath adds convenience for guests. The unfinished basement offers excellent storage and future potential for additional living space, a home gym, or workshop. Outside, enjoy a manageable yard perfect for relaxing or entertaining. Conveniently located near schools, shopping, dining, and major routes.

3. 2026-03-10
   status Pending 934-char remark

   Show marketing remark (934 chars)

   Welcome to this beautifully newly remodeled 3-bedroom, 1.5-bath home offering modern updates and move-in-ready comfort. Step inside to find fresh paint, updated flooring, and contemporary lighting throughout, creating a bright and inviting atmosphere. The open living and dining areas provide a functional layout ideal for everyday living and entertaining. The updated kitchen features stylish cabinetry, modern countertops, and updated fixtures with ample workspace and storage. All three bedrooms are generously sized with good closet space and natural light. The full bathroom has been tastefully updated, while the additional half bath adds convenience for guests. The unfinished basement offers excellent storage and future potential for additional living space, a home gym, or workshop. Outside, enjoy a manageable yard perfect for relaxing or entertaining. Conveniently located near schools, shopping, dining, and major routes.

4. 2026-01-20
   price $135,000 934-char remark

   Show marketing remark (934 chars)

   Welcome to this beautifully newly remodeled 3-bedroom, 1.5-bath home offering modern updates and move-in-ready comfort. Step inside to find fresh paint, updated flooring, and contemporary lighting throughout, creating a bright and inviting atmosphere. The open living and dining areas provide a functional layout ideal for everyday living and entertaining. The updated kitchen features stylish cabinetry, modern countertops, and updated fixtures with ample workspace and storage. All three bedrooms are generously sized with good closet space and natural light. The full bathroom has been tastefully updated, while the additional half bath adds convenience for guests. The unfinished basement offers excellent storage and future potential for additional living space, a home gym, or workshop. Outside, enjoy a manageable yard perfect for relaxing or entertaining. Conveniently located near schools, shopping, dining, and major routes.

5. 2025-12-21
   listed $144,500 Active 934-char remark

   Show marketing remark (934 chars)

   Welcome to this beautifully newly remodeled 3-bedroom, 1.5-bath home offering modern updates and move-in-ready comfort. Step inside to find fresh paint, updated flooring, and contemporary lighting throughout, creating a bright and inviting atmosphere. The open living and dining areas provide a functional layout ideal for everyday living and entertaining. The updated kitchen features stylish cabinetry, modern countertops, and updated fixtures with ample workspace and storage. All three bedrooms are generously sized with good closet space and natural light. The full bathroom has been tastefully updated, while the additional half bath adds convenience for guests. The unfinished basement offers excellent storage and future potential for additional living space, a home gym, or workshop. Outside, enjoy a manageable yard perfect for relaxing or entertaining. Conveniently located near schools, shopping, dining, and major routes.

6. 2025-07-17
   listed $30,000 Active
7. 2025-04-08
   soldstatus

ⓘ 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: $383 · $32/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$927/yr (+$77/mo · 242.3%)

ⓘ 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 ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,919
• − Mortgage interest: −$7,562
• − Property taxes: −$383
• − Insurance: −$675
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$3,927
• Taxable loss: −$15
• Est. tax savings @ 24.0%: +$4
• After-tax cash flow: $2,237/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: Poplar Bluff R-I
• NCES district ID: 2925450
• Math proficiency: 38% ▼ -4.00%
• Reading proficiency: 47% ▼ -3.00%
• Median HH income: $35,761
• Composite: 35.17/100
• National rank: #5001
• State rank: #127 of 324 in MO

Livability — Poplar Bluff

• Score: 70/100
• State rank: #143
• US rank: #8135

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poplar Bluff, MO
• City population: 34,920
• Population (ZIP): 34,920

Population outlook (Butler County) Hauer SSP2

• Today (2025): 42,648 people
• By 2030: 42,329 · -0.7%
• By 2040: 41,498 · -2.7%
• By 2050: 40,308 · -5.5%
• By 2075: 36,168 · -15.2%
• By 2100: 28,893 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 6% Black 5% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Lithuanian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Butler

• 2024 margin: Solid R (+63.8) · D 17.7% · R 81.5%
• 2008→2024 swing: -26.4pp toward R · 2008: -37.4pp · 2024: -63.8pp
• All cycles: 2024: R+63.8 2020: R+62.3 2016: R+61.6 2012: R+46.7 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.64%
• Current HPI: 175.3008
• 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

+350.0% since first listed

7 events — show timeline

• 2026-05-18 Pending — MARIS as Distributed by MLS Grid
• 2026-05-13 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-10 Pending — MARIS as Distributed by MLS Grid
• 2026-01-20 Price Changed $135,000 MARIS as Distributed by MLS Grid
• 2025-12-21 Listed $144,500 MARIS as Distributed by MLS Grid
• 2025-07-17 Listed $30,000 MARIS as Distributed by MLS Grid
• 2025-04-08 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $383 · +5.6% YoY. Source: county tax records.