1750 Cecelia St · Cape Girardeau, MO 63701

$199,000

3 bd · 1.5 ba · 2,252 sqft · SingleFamily public records · 19 Days on market

Built 1955 Est $223k · 11% 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).

• Cash flow +14.6/30.0
• ARV discount +12.3/15.0
• DSCR +4.5/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable ranch design home with 3 nice size bedrooms, 2 full baths along with a private back yard with mature trees. New Windows, Gleaming Hardwood floors, Updated Bathrooms and Kitchen along with a cozy fireplace are all great pluses with this dwelling. Definitely one to consider with all it’s perks. Centrally located in the heart of Cape makes for quick trips to and fro which also helps make it a great choice for a new home. Call today for a viewing.

Key facts

• Attached carport
• Fenced backyard
• Built 1955

Tags

• LOW MAINTENANCE BUNGALOW
• LOCATED NEAR UNIVERSITY
• FENCED BACKYARD
• ATTACHED CARPORT
• FINISHED LIVING SPACE
• LARGE STORAGE WORKSHOP AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $47 ($570/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 $160k (19.6% below list).
• Recommended offer: $160k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.9% in Cape Girardeau — 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 64/100 on livability (#297 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, employment D+, crime F.
• Cape Girardeau 63 (urban): math 33% / reading 42% proficiency, ranked #188 of 324 in MO (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.3%/yr); 330 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 19 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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

• Watch-outs: built in 1955 — 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 $159,899 (19.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.80% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.02%
• DSCR: 1.05
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $222,948
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
678 Highland Dr	0.42mi	3/2.0	2,231 (-1%)	4mo	$225,000	$101	74
1823 Lawanda Dr	0.55mi	3/2.0	2,216 (-2%)	1mo	$220,000	$99	68
1465 Rose St	0.22mi	3/2.5	1,916 (-15%)	1mo	$180,000	$94	60
1553 Whitener St	0.59mi	3/2.0	2,083 (-8%)	1mo	$95,000	$46	57
2323 Jean Ann Dr	0.75mi	3/2.0	2,223 (-1%)	5mo	$149,900	$67	56
374 N Park Ave	0.47mi	3/2.5	2,449 (+9%)	5mo	$259,900	$106	55
1806 Stoddard St	0.52mi	3/1.5	1,986 (-12%)	8mo	$195,000	$98	50
2022 Thilenius St	0.40mi	4/2.0 (+1)	1,962 (-13%)	8mo	$224,900	$115	46
225 Keller St	0.47mi	3/2.5	2,565 (+14%)	6mo	$199,900	$78	46
1814 Recardo Dr	0.48mi	3/2.5	1,920 (-15%)	4mo	$214,900	$112	46
836 Jurie St	0.58mi	3/2.5	2,566 (+14%)	2mo	$339,000	$132	44
1455 Whitener St	0.63mi	2/2.0 (-1)	2,026 (-10%)	6mo	$127,000	$63	42

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 · 3.27% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.48×
• Total profit: $-28,861
• Equity at exit: $29,672

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-19,740
• 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 63701

• Rents YoY: 3.3%
• Active inventory: 330
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,599 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$89 /mo · $1,071/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $47

Break-even live

Break-even rent $1,539

Max offer price $199,000

Occupancy floor 92%

Sensitivity live

Price	-10% $160	-5% $104	+0% $47	+5% $-9	+10% $-65
Rent	-10% $-79	-5% $-16	+0% $47	+5% $111	+10% $174
Rate	-1.0pp $148	-0.5pp $98	base $47	+0.5pp $-4	+1.0pp $-57

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2581 Fairlane Dr Cape Girardeau, MO	4.0	2.0	2223	$2,250	$1.01	45d	1	0.96mi

Listing history 19 events

1. 2026-06-16
   status $199,000 Under Contract 19 DOM
2. 2026-06-15
   days on market $199,000 Active 19 DOM
3. 2026-06-14
   days on market $199,000 Active 17 DOM
4. 2026-06-13
   days on market $199,000 Active 16 DOM
5. 2026-06-10
   days on market $199,000 Active 14 DOM
6. 2026-06-09
   days on market $199,000 Active 13 DOM
7. 2026-06-08
   days on market $199,000 Active 12 DOM
8. 2026-06-07
   days on market $199,000 Active 11 DOM
9. 2026-06-05
   days on market $199,000 Active 8 DOM
10. 2026-06-03
    days on market $199,000 Active 7 DOM
11. 2026-06-02
    days on market $199,000 Active 6 DOM
12. 2026-06-01
    days on market $199,000 Active 5 DOM
13. 2026-05-31
    days on market $199,000 Active 4 DOM
14. 2026-05-30
    days on market $199,000 Active 3 DOM
15. 2026-05-28
    listed $199,000 Active
16. 2017-10-25
    soldstatus
17. 2017-10-20
    soldstatus 466-char remark

    Show marketing remark (466 chars)

    Adorable ranch design home with 3 nice size bedrooms, 2 full baths along with a private back yard with mature trees. New Windows, Gleaming Hardwood floors, Updated Bathrooms and Kitchen along with a cozy fireplace are all great pluses with this dwelling. Definitely one to consider with all it’s perks. Centrally located in the heart of Cape makes for quick trips to and fro which also helps make it a great choice for a new home. Call today for a viewing.

18. 2017-09-13
    listed $124,900 466-char remark

    Show marketing remark (466 chars)

    Adorable ranch design home with 3 nice size bedrooms, 2 full baths along with a private back yard with mature trees. New Windows, Gleaming Hardwood floors, Updated Bathrooms and Kitchen along with a cozy fireplace are all great pluses with this dwelling. Definitely one to consider with all it’s perks. Centrally located in the heart of Cape makes for quick trips to and fro which also helps make it a great choice for a new home. Call today for a viewing.

19. 2010-12-22
    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: $1,071 · $89/mo
• Projected year-2 tax: $1,930 · $161/mo
• Expected delta: +$860/yr (+$72/mo · 80.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,188
• − Mortgage interest: −$11,147
• − Property taxes: −$1,071
• − Insurance: −$995
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − Depreciation: −$5,789
• Taxable loss: −$2,884
• Est. tax savings @ 24.0%: +$692
• After-tax cash flow: $1,262/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: Cape Girardeau 63
• NCES district ID: 2907120
• Math proficiency: 33% ▼ -6.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $40,543
• Composite: 31.49/100
• National rank: #5974
• State rank: #188 of 324 in MO

Livability — Cape Girardeau

• Score: 64/100
• State rank: #297
• US rank: #13759

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cape Girardeau, MO
• County: Cape Girardeau County · 75,175 people
• City population: 47,546
• Metro: Cape Girardeau, MO-IL
• Population (ZIP): 39,345
• Household income: $66,654
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 1300.0

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 (79%)
• Race & ethnicity: White 79% Black 12% Two or more races 4% Hispanic / Latino 3% Asian 3%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1% Other Asian/Pacific 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: ▼ -177.04%
• Current HPI: 156.0433
• Rent YoY: ▲ 3.27%
• 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

+59.3% since first listed

5 events — show timeline

• 2026-05-28 Listed $199,000 FSBO.com
• 2017-10-25 Sold (Public Records) — Public Records
• 2017-10-20 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2017-09-13 Listed $124,900 MARIS as Distributed by MLS Grid
• 2010-12-22 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,071 · +5.4% YoY. Source: county tax records.