210 Wilson St · Delta, MO 63744

$149,000

3 bd · 1.5 ba · 2,340 sqft · SingleFamily · 33 Days on market

Built 1952 Good condition 8,973 sqft lot

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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 +12.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Condition / age +3.8/5.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0

Listing remarks

Unique character meets modern comfort in this beautifully renovated 1950s church conversion, now transformed into a move-in ready, low-maintenance home with 3 bedroom, with the possibility of 5 bedrooms, and 1.5 baths. Thoughtfully updated with over $100,000 in improvements, this one-of-a-kind property blends timeless charm with today’s conveniences. Recent upgrades include all new windows, new doors, new siding, a durable metal roof, updated solid foundation work, R-30 insulation beneath the floors, and fresh interior paint throughout—providing peace of mind and energy efficiency for years to come. Inside, the spacious living area showcases a stunning new wood ceiling, ceiling

Key facts

• 8,973 sq ft lot
• Built 1952
• Listed 33 days

Property features AI

Finance

• Other: Living area reported as 2,340 (assessor)
• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; Electricity connected (220 volts, Ameren); Natural gas connected
• Home design: Single-family residence; Residential property; One story
• Construction: Vinyl siding; Metal roof
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 63 x 142

Interior

• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (dual)
• Interior features: One-level living
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $149k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-20 ($-235/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (14.2% below list).
• Recommended offer: $128k (14.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#507 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Delta R-V (rural): math 25% / reading 35% proficiency, ranked #457 of 535 in MO (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Delta Elem. (math 24% / reading 34%, grade F, #813 of 1,115 statewide, top 75%, 105 students, 54% FRL); Delta High (math 27% / reading 37%, grade F, #356 of 521 statewide, top 71%, 119 students, 60% FRL).
• Market conditions: 1 active listings in the ZIP; 81 units permitted in Cape Girardeau County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• 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 $42k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $127,859 (14.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.56%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 7.0%
• Equity multiple: 1.40×
• Total profit: $16,719
• Equity at exit: $66,997

10-year hold

• IRR: 9.8%
• Equity multiple: 2.47×
• Total profit: $61,320
• Equity at exit: $103,250

Cash invested: $41,720 (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 63744

• Active inventory: 1
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,279 medium
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $-20

Break-even live

Break-even rent $1,303

Max offer price $146,162

Occupancy floor 97%

Sensitivity live

Price	-10% $83	-5% $32	+0% $-20	+5% $-71	+10% $-123
Rent	-10% $-121	-5% $-70	+0% $-20	+5% $31	+10% $81
Rate	-1.0pp $55	-0.5pp $18	base $-20	+0.5pp $-58	+1.0pp $-98

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $149,000 Active 33 DOM
2. 2026-06-19
   days on market $149,000 Active 31 DOM
3. 2026-06-18
   days on market $149,000 Active 30 DOM
4. 2026-06-17
   days on market $149,000 Active 29 DOM
5. 2026-06-16
   days on market $149,000 Active 28 DOM
6. 2026-06-15
   days on market $149,000 Active 27 DOM
7. 2026-06-14
   days on market $149,000 Active 25 DOM
8. 2026-06-13
   days on market $149,000 Active 24 DOM
9. 2026-06-10
   days on market $149,000 Active 22 DOM
10. 2026-06-09
    days on market $149,000 Active 21 DOM
11. 2026-06-08
    days on market $149,000 Active 20 DOM
12. 2026-06-07
    days on market $149,000 Active 19 DOM
13. 2026-06-05
    days on market $149,000 Active 16 DOM
14. 2026-06-03
    days on market $149,000 Active 15 DOM
15. 2026-06-02
    days on market $149,000 Active 14 DOM
16. 2026-06-01
    days on market $149,000 Active 13 DOM
17. 2026-05-31
    days on market $149,000 Active 12 DOM
18. 2026-05-30
    days on market $149,000 Active 11 DOM
19. 2026-05-19
    listed $149,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,343
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$4,335
• Taxable loss: −$2,773
• Est. tax savings @ 24.0%: +$665
• After-tax cash flow: $430/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.

Condition & rehab AI · 3 photos

Good 75/100 Cosmetic rehab

This beautifully renovated church conversion is move-in ready with recent updates and good condition, making it an attractive investment for both resale and rental.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value for both resale and rental.
• Both Paint exterior — Fresh paint improves curb appeal and adds value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Paint exterior — Fresh paint improves curb appeal and adds value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Delta R-V
• NCES district ID: 2910620
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $41,301
• Composite: 28.19/100
• National rank: #12186
• State rank: #457 of 535 in MO

Livability — Delta

• Score: 60/100
• State rank: #507
• US rank: #19505

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Delta, MO
• Population (ZIP): 177

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Iranian 3% Serbian 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: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-05-19 Listed $149,000 MARIS as Distributed by MLS Grid