108 Adams St · Sikeston, MO 63801

$41,000

3 bd · 2.0 ba · 1,124 sqft · Other public records · 340 Days on market

Built 1960 9,583 sqft lot $36/sqft · 34% below area Est $62k · 34% under ↓ 13% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you are looking for an investment property or a home that requires some TLC, this home is ready for your renovations. Priced to sell quickly, schedule your viewing today!

Key facts

• 9,583 sq ft lot
• Parking
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $41k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($890 rent vs $41k).
• Recommended offer: $36k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.3% vs local median 4.0% in Sikeston — 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 (#319 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools D-, crime F.
• Sikeston R-6 (town): math 33% / reading 34% proficiency, ranked #243 of 324 in MO (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 168 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 123 units permitted in Scott County in 2024 (32 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $283 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Scott County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 340 days — a 12% lower offer ($36k) is reasonable based on typical stale-listing flexibility.

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 $36,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 340 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. Schools are D-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. 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.
8. 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.
9. 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: 2.17% ✓
• Cap rate: 19.26%
• Cash-on-cash: 46.30%
• DSCR: 3.06
• GRM: 3.8

CMA / ARV

• ARV (median comp): $62,212
• List price: $41,000
• Delta: -34.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 43.5%
• Equity multiple: 2.88×
• Total profit: $21,566
• Equity at exit: $6,113

10-year hold

• IRR: 49.6%
• Equity multiple: 5.80×
• Total profit: $55,101
• Equity at exit: $3,545

Cash invested: $11,480 (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 63801

• Home prices YoY: -11.6%
• Active inventory: 168
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $890 medium
• Mortgage (P&I): −$215
• Tax from tax record: −$28 /mo · $337/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $443

Break-even live

Break-even rent $329

Max offer price $41,000

Occupancy floor 45%

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: $10,250
• Closing costs: $1,230
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1203 - 1207 Lawrence Sikeston, MO	2.0	1.5	1100	$890	$0.81	44d	1	1.39mi

Listing history 20 events

1. 2026-06-19
   days on market $41,000 Active 340 DOM
2. 2026-06-18
   days on market $41,000 Active 339 DOM
3. 2026-06-17
   days on market $41,000 Active 338 DOM
4. 2026-06-16
   days on market $41,000 Active 337 DOM
5. 2026-06-15
   days on market $41,000 Active 336 DOM
6. 2026-06-14
   days on market $41,000 Active 334 DOM
7. 2026-06-13
   days on market $41,000 Active 333 DOM
8. 2026-06-10
   days on market $41,000 Active 331 DOM
9. 2026-06-09
   days on market $41,000 Active 330 DOM
10. 2026-06-08
    days on market $41,000 Active 329 DOM
11. 2026-06-07
    days on market $41,000 Active 328 DOM
12. 2026-06-05
    days on market $41,000 Active 325 DOM
13. 2026-06-03
    days on market $41,000 Active 324 DOM
14. 2026-06-02
    days on market $41,000 Active 323 DOM
15. 2026-06-01
    days on market $41,000 Active 322 DOM
16. 2026-05-31
    days on market $41,000 Active 321 DOM
17. 2026-05-30
    days on market $41,000 Active 320 DOM
18. 2026-05-14
    price $41,000 174-char remark

    Show marketing remark (174 chars)

    If you are looking for an investment property or a home that requires some TLC, this home is ready for your renovations. Priced to sell quickly, schedule your viewing today!

19. 2026-03-18
    price $44,000 174-char remark

    Show marketing remark (174 chars)

    If you are looking for an investment property or a home that requires some TLC, this home is ready for your renovations. Priced to sell quickly, schedule your viewing today!

20. 2025-07-14
    listed $47,000 Active 174-char remark

    Show marketing remark (174 chars)

    If you are looking for an investment property or a home that requires some TLC, this home is ready for your renovations. Priced to sell quickly, schedule your viewing today!

ⓘ 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: $337 · $28/mo
• Projected year-2 tax: $398 · $33/mo
• Expected delta: +$61/yr (+$5/mo · 18.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 21% 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 3/10 Moderate 5% 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: $10,680
• − Mortgage interest: −$2,297
• − Property taxes: −$337
• − Insurance: −$205
• − Repairs & maintenance: −$854
• − Management: −$854
• − Depreciation: −$1,193
• Taxable income: $4,940
• Est. tax owed @ 24.0%: −$1,186
• After-tax cash flow: $4,130/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: Sikeston R-6
• NCES district ID: 2928260
• Math proficiency: 33% ▼ -4.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $36,800
• Composite: 27.85/100
• National rank: #6879
• State rank: #243 of 324 in MO

Livability — Sikeston

• Score: 64/100
• State rank: #319
• US rank: #14606

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sikeston, MO
• Population (ZIP): 22,121

Population outlook (Scott County) Hauer SSP2

• Today (2025): 37,964 people
• By 2030: 36,963 · -2.6%
• By 2040: 34,632 · -8.8%
• By 2050: 32,024 · -15.6%
• By 2075: 25,250 · -33.5%
• By 2100: 18,078 · -52.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 19% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Scott

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.2%
• 2008→2024 swing: -29.5pp toward R · 2008: -29.4pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+56.5 2016: R+55.6 2012: R+38.2 2008: R+29.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.54%
• Current HPI: 141.0868
• 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

-12.8% since first listed

3 events — show timeline

• 2026-05-14 Price Changed $41,000 MARIS as Distributed by MLS Grid
• 2026-03-18 Price Changed $44,000 MARIS as Distributed by MLS Grid
• 2025-07-14 Listed $47,000 MARIS as Distributed by MLS Grid

Property tax history

+2.9%/yr

Latest (2025): $337 · +29.7% YoY. Source: county tax records.