303 Greer Ave · Sikeston, MO 63801

$79,900

3 bd · 1.0 ba · 1,237 sqft · Other public records · 101 Days on market

Built 1950 5,662 sqft lot $65/sqft · 26% below area Est $108k · 26% under ↓ 20% since listing

---

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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.1/10.0
• 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

Are you ready for a small home in Sikeston? You can sit on the covered, front porch and enjoy a morning cup of coffee while watching others out and about! This Bungalow-style home boasts of 3 bedrooms, 1 bathroom, an eat-in kitchen, a covered carport in back yard all located on a corner lot. The kitchen has several cabinets, an island along the wall, and a range and a dishwasher included. It's within walking distance of restaurants, shopping, and convenience stores. It has a split floor plan. Ceiling fans in the kitchen and bedrooms. 6-panels doors throughout. Carpet and laminate in most of home with linoleum in bathroom. The bathtub has a surround shower/tub unit and a single vanity. Washer/Dryer hookups in corner of kitchen. It appears to have vinyl windows throughout. Small yard perfect for mowing quickly. Priced to sell, so don't wait for your opportunity to purchase an affordable home.

Key facts

• Covered front porch
• Vinyl windows
• Covered carport

Tags

• COVERED FRONT PORCH
• EAT-IN KITCHEN
• COVERED CARPORT
• CORNER LOT
• SPLIT FLOOR PLAN
• VINYL WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($890 rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.11% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.79%
• DSCR: 1.52
• GRM: 7.5

CMA / ARV

• ARV (median comp): $108,206
• List price: $79,900
• Delta: -26.16%
• 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: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,026
• Equity at exit: $11,913

10-year hold

• IRR: 10.8%
• Equity multiple: 1.84×
• Total profit: $18,806
• Equity at exit: $6,908

Cash invested: $22,372 (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: 7.5×

Monthly cashflow live

• Estimated rent: $890 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$31 /mo · $371/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $220

Break-even live

Break-even rent $612

Max offer price $79,900

Occupancy floor 70%

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: $19,975
• Closing costs: $2,397
• 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	43d	1	1.18mi

Listing history 22 events

1. 2026-06-19
   days on market $79,900 Active 101 DOM
2. 2026-06-18
   days on market $79,900 Active 100 DOM
3. 2026-06-17
   days on market $79,900 Active 99 DOM
4. 2026-06-16
   days on market $79,900 Active 98 DOM
5. 2026-06-15
   days on market $79,900 Active 97 DOM
6. 2026-06-14
   days on market $79,900 Active 95 DOM
7. 2026-06-13
   days on market $79,900 Active 94 DOM
8. 2026-06-10
   days on market $79,900 Active 92 DOM
9. 2026-06-09
   days on market $79,900 Active 91 DOM
10. 2026-06-08
    days on market $79,900 Active 90 DOM
11. 2026-06-07
    days on market $79,900 Active 89 DOM
12. 2026-06-05
    days on market $79,900 Active 86 DOM
13. 2026-06-03
    days on market $79,900 Active 85 DOM
14. 2026-06-02
    days on market $79,900 Active 84 DOM
15. 2026-06-01
    days on market $79,900 Active 83 DOM
16. 2026-05-31
    days on market $79,900 Active 82 DOM
17. 2026-05-30
    days on market $79,900 Active 81 DOM
18. 2026-05-13
    price $79,900 916-char remark

    Show marketing remark (916 chars)

    Are you ready for a small home in Sikeston? You can sit on the covered, front porch and enjoy a morning cup of coffee while watching others out and about! This Bungalow-style home boasts of 3 bedrooms, 1 bathroom, an eat-in kitchen, a covered carport in back yard all located on a corner lot. The kitchen has several cabinets, an island along the wall, and a range and a dishwasher included. It's within walking distance of restaurants, shopping, and convenience stores. It has a split floor plan. Ceiling fans in the kitchen and bedrooms. 6-panels doors throughout. Carpet and laminate in most of home with linoleum in bathroom. The bathtub has a surround shower/tub unit and a single vanity. Washer/Dryer hookups in corner of kitchen. It appears to have vinyl windows throughout. Small yard perfect for mowing quickly. Priced to sell, so don't wait for your opportunity to purchase an affordable home.

19. 2026-04-10
    price $89,900 916-char remark

    Show marketing remark (916 chars)

    Are you ready for a small home in Sikeston? You can sit on the covered, front porch and enjoy a morning cup of coffee while watching others out and about! This Bungalow-style home boasts of 3 bedrooms, 1 bathroom, an eat-in kitchen, a covered carport in back yard all located on a corner lot. The kitchen has several cabinets, an island along the wall, and a range and a dishwasher included. It's within walking distance of restaurants, shopping, and convenience stores. It has a split floor plan. Ceiling fans in the kitchen and bedrooms. 6-panels doors throughout. Carpet and laminate in most of home with linoleum in bathroom. The bathtub has a surround shower/tub unit and a single vanity. Washer/Dryer hookups in corner of kitchen. It appears to have vinyl windows throughout. Small yard perfect for mowing quickly. Priced to sell, so don't wait for your opportunity to purchase an affordable home.

20. 2026-03-10
    listed $99,900 Active 916-char remark

    Show marketing remark (916 chars)

    Are you ready for a small home in Sikeston? You can sit on the covered, front porch and enjoy a morning cup of coffee while watching others out and about! This Bungalow-style home boasts of 3 bedrooms, 1 bathroom, an eat-in kitchen, a covered carport in back yard all located on a corner lot. The kitchen has several cabinets, an island along the wall, and a range and a dishwasher included. It's within walking distance of restaurants, shopping, and convenience stores. It has a split floor plan. Ceiling fans in the kitchen and bedrooms. 6-panels doors throughout. Carpet and laminate in most of home with linoleum in bathroom. The bathtub has a surround shower/tub unit and a single vanity. Washer/Dryer hookups in corner of kitchen. It appears to have vinyl windows throughout. Small yard perfect for mowing quickly. Priced to sell, so don't wait for your opportunity to purchase an affordable home.

21. 2023-11-16
    soldstatus
22. 2005-06-01
    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: $371 · $31/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$404/yr (+$34/mo · 108.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: −$4,476
• − Property taxes: −$371
• − Insurance: −$400
• − Repairs & maintenance: −$854
• − Management: −$854
• − Depreciation: −$2,324
• Taxable income: $1,400
• Est. tax owed @ 24.0%: −$336
• After-tax cash flow: $2,302/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

-20.0% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $79,900 MARIS as Distributed by MLS Grid
• 2026-04-10 Price Changed $89,900 MARIS as Distributed by MLS Grid
• 2026-03-10 Listed $99,900 MARIS as Distributed by MLS Grid
• 2023-11-16 Sold (Public Records) — Public Records
• 2005-06-01 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $371 · +29.6% YoY. Source: county tax records.