113 S Pacific St · Cape Girardeau, MO 63703

$85,000

3 bd · 1.0 ba · 1,181 sqft · SingleFamily public records · 78 Days on market

Built 1920 8,842 sqft lot $72/sqft · at area comps Est $89k · at est.

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +9.5/15.0
• 1% rule +8.5/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity with major prep work already underway. This property offers 3 upstairs bedrooms with the potential for 2 additional bedrooms on the main level, already framed in and ready for your vision. Recent progress includes new framing, new stairs, and a new electrical panel, giving investors and DIY buyers a strong head start on the rehab. The home also features a walk-out basement, adding flexibility for storage, workspace, or future use. Conveniently located with quick access to William and Independence Streets, the property also offers alley access and a detached garage. Bring your plans and finish this one out to its full potential.

Key facts

• 8,842 sq ft lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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: 41 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 81 units permitted in Cape Girardeau County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($39k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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?
6. 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.
7. 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.
8. 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: 1.35% ✓
• Cap rate: 11.62%
• Cash-on-cash: 19.02%
• DSCR: 1.85
• GRM: 6.2

CMA / ARV

• ARV (median comp): $88,899
• List price: $85,000
• Delta: -4.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 S Pacific St	0.03mi	3/1.0	1,200 (+2%)	0mo	$105,000	$88	96
133 S Park Ave	0.28mi	3/1.0	1,168 (-1%)	6mo	$34,000	$29	80
128 S Pacific St	0.04mi	2/1.0 (-1)	1,098 (-7%)	6mo	$149,900	$137	77
926 William St	0.09mi	3/2.0	1,075 (-9%)	8mo	$115,000	$107	70
217 S Ellis St	0.15mi	2/1.0 (-1)	1,058 (-10%)	0mo	$84,900	$80	70
1619 Bessie St	0.74mi	3/1.0	1,210 (+2%)	5mo	$149,900	$124	57
409 North St	0.63mi	4/1.0 (+1)	1,215 (+3%)	4mo	$75,000	$62	57
212 S Missouri St	0.50mi	4/2.0 (+1)	1,204 (+2%)	10mo	$169,900	$141	57
107 S Park St	0.28mi	2/2.0 (-1)	1,034 (-12%)	2mo	$55,000	$53	56
208 Louis St	0.65mi	3/1.0	1,243 (+5%)	7mo	$154,900	$125	55
723 S Pacific St	0.65mi	2/1.0 (-1)	1,092 (-8%)	5mo	$90,500	$83	48
1536 Whitener St	0.58mi	2/2.0 (-1)	1,008 (-15%)	1mo	$109,900	$109	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.43×
• Total profit: $10,231
• Equity at exit: $12,674

10-year hold

• IRR: 19.9%
• Equity multiple: 2.67×
• Total profit: $39,771
• Equity at exit: $7,349

Cash invested: $23,800 (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 63703

• Home prices YoY: -29.3%
• Active inventory: 41
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$50 /mo · $602/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $377

Break-even live

Break-even rent $673

Max offer price $85,000

Occupancy floor 62%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
Cape Girardeau Cape Girardeau, MO	1.0–3.0	1.0–2.0	931	$1,000	$1.07	43d	7	0.74mi

Listing history 16 events

1. 2026-06-08
   days on market $85,000 Active 78 DOM
2. 2026-06-07
   days on market $85,000 Active 77 DOM
3. 2026-06-05
   days on market $85,000 Active 74 DOM
4. 2026-06-03
   days on market $85,000 Active 73 DOM
5. 2026-06-02
   days on market $85,000 Active 72 DOM
6. 2026-06-01
   days on market $85,000 Active 71 DOM
7. 2026-05-31
   days on market $85,000 Active 70 DOM
8. 2026-05-30
   days on market $85,000 Active 69 DOM
9. 2026-04-27
   price $85,000 658-char remark

   Show marketing remark (658 chars)

   Investment opportunity with major prep work already underway. This property offers 3 upstairs bedrooms with the potential for 2 additional bedrooms on the main level, already framed in and ready for your vision. Recent progress includes new framing, new stairs, and a new electrical panel, giving investors and DIY buyers a strong head start on the rehab. The home also features a walk-out basement, adding flexibility for storage, workspace, or future use. Conveniently located with quick access to William and Independence Streets, the property also offers alley access and a detached garage. Bring your plans and finish this one out to its full potential.

10. 2026-04-27
    status Active 658-char remark

    Show marketing remark (658 chars)

    Investment opportunity with major prep work already underway. This property offers 3 upstairs bedrooms with the potential for 2 additional bedrooms on the main level, already framed in and ready for your vision. Recent progress includes new framing, new stairs, and a new electrical panel, giving investors and DIY buyers a strong head start on the rehab. The home also features a walk-out basement, adding flexibility for storage, workspace, or future use. Conveniently located with quick access to William and Independence Streets, the property also offers alley access and a detached garage. Bring your plans and finish this one out to its full potential.

11. 2026-03-30
    price $95,000 658-char remark

    Show marketing remark (658 chars)

    Investment opportunity with major prep work already underway. This property offers 3 upstairs bedrooms with the potential for 2 additional bedrooms on the main level, already framed in and ready for your vision. Recent progress includes new framing, new stairs, and a new electrical panel, giving investors and DIY buyers a strong head start on the rehab. The home also features a walk-out basement, adding flexibility for storage, workspace, or future use. Conveniently located with quick access to William and Independence Streets, the property also offers alley access and a detached garage. Bring your plans and finish this one out to its full potential.

12. 2026-03-13
    listed $100,000 Active 658-char remark

    Show marketing remark (658 chars)

    Investment opportunity with major prep work already underway. This property offers 3 upstairs bedrooms with the potential for 2 additional bedrooms on the main level, already framed in and ready for your vision. Recent progress includes new framing, new stairs, and a new electrical panel, giving investors and DIY buyers a strong head start on the rehab. The home also features a walk-out basement, adding flexibility for storage, workspace, or future use. Conveniently located with quick access to William and Independence Streets, the property also offers alley access and a detached garage. Bring your plans and finish this one out to its full potential.

13. 2026-03-12
    historical $100,000 658-char remark

    Show marketing remark (658 chars)

    Investment opportunity with major prep work already underway. This property offers 3 upstairs bedrooms with the potential for 2 additional bedrooms on the main level, already framed in and ready for your vision. Recent progress includes new framing, new stairs, and a new electrical panel, giving investors and DIY buyers a strong head start on the rehab. The home also features a walk-out basement, adding flexibility for storage, workspace, or future use. Conveniently located with quick access to William and Independence Streets, the property also offers alley access and a detached garage. Bring your plans and finish this one out to its full potential.

14. 2023-02-27
    soldstatus
15. 2020-03-16
    price $85,000
16. 2016-01-27
    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: $602 · $50/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$223/yr (+$19/mo · 37.0%)

ⓘ 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 6/10 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: $13,800
• − Mortgage interest: −$4,761
• − Property taxes: −$602
• − Insurance: −$425
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$2,473
• Taxable income: $3,331
• Est. tax owed @ 24.0%: −$799
• After-tax cash flow: $3,727/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): 8,201
• Household income: $38,695
• Rent vs Own: 57.4% rent · 42.6% own
• Severe rent burden: 617.0

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 (69%)
• Race & ethnicity: White 69% Black 19% Two or more races 5% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 3% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -63.10%
• Current HPI: 152.013
• Rent YoY: —
• 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

+0.0% since first listed

8 events — show timeline

• 2026-04-27 Price Changed $85,000 MARIS as Distributed by MLS Grid
• 2026-04-27 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-30 Price Changed $95,000 MARIS as Distributed by MLS Grid
• 2026-03-13 Listed $100,000 MARIS as Distributed by MLS Grid
• 2026-03-12 Coming Soon $100,000 MARIS as Distributed by MLS Grid
• 2023-02-27 Sold (Public Records) — Public Records
• 2020-03-16 Price Changed $85,000 MARIS as Distributed by MLS Grid
• 2016-01-27 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $602 · +5.5% YoY. Source: county tax records.