500 W Main St · Portageville, MO 63873

$119,999

3 bd · 1.5 ba · 1,368 sqft · Other public records · 211 Days on market

Built 1939 0.25 ac lot ↓ 33% since listing

---

Why this score? — see what drove the C 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 +19.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +4.0/10.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming three-bedroom, 1.5-bathroom residence situated on a spacious lot in a quiet neighborhood. The home boasts hardwood flooring throughout and a versatile utility basement. Recent upgrades include a new heating system, water heater, and refrigerator. The property also features a large workshop measuring 30 x 45 feet, perfect for hobbies or additional storage. An excellent opportunity for those seeking a comfortable home in a peaceful setting.

Key facts

• Hardwood flooring
• Water heater
• Utility basement

Tags

• HARDWOOD FLOORING
• UTILITY BASEMENT
• NEW HEATING SYSTEM
• WATER HEATER
• REFRIGERATOR
• LARGE WORKSHOP

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: 2-car garage (approximately 30 x 45)
• Utilities: Public water; Public sewer; Single-phase electric; Cable connected; Electricity connected; Natural gas connected; Phone available; Water available; Sewer connected
• Home design: Single-family residence; One level
• Construction: Concrete, Masonite, and wood siding exterior; Shingle roof
• Exterior features: Back yard; Front yard

Interior

• Kitchen: ENERGY STAR qualified refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: ENERGY STAR qualified refrigerator; Gas water heater; Cellar; Storage space
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/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 $108k (9.6% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#250 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, amenities F, commute F.
• Portageville (town): math 41% / reading 48% proficiency, ranked #110 of 324 in MO (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Portageville Elem. (math 52% / reading 47%, grade D, #284 of 1,115 statewide, top 30%, 295 students, 99% FRL); Portageville High (math 36% / reading 48%, grade F, #218 of 521 statewide, top 45%, 373 students, 59% FRL) — zoned schools average 79% FRL vs 55% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 17 active listings in the ZIP; 11 units permitted in New Madrid County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($829 loan paydown + $12k appreciation (10.0% local appreciation)).
• New Madrid County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1939 — 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 $105,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 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 1939 — 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. 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: 0.90% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.53%
• DSCR: 1.20
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.5%
• Equity multiple: 3.18×
• Total profit: $73,382
• Equity at exit: $108,105

10-year hold

• IRR: 24.0%
• Equity multiple: 7.24×
• Total profit: $209,662
• Equity at exit: $233,132

Cash invested: $33,600 (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 63873

• Home prices YoY: 30.9%
• Active inventory: 17
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,085 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$51 /mo · $613/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $127

Break-even live

Break-even rent $924

Max offer price $119,999

Occupancy floor 83%

Sensitivity live

Price	-10% $195	-5% $161	+0% $127	+5% $93	+10% $59
Rent	-10% $41	-5% $84	+0% $127	+5% $170	+10% $212
Rate	-1.0pp $187	-0.5pp $157	base $127	+0.5pp $96	+1.0pp $64

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-18
   status Active
2. 2026-04-29
   historical Active Under Contract
3. 2026-01-30
   price $119,999
4. 2025-12-04
   price $122,500
5. 2025-11-03
   status Active
6. 2025-10-03
   status Pending
7. 2025-09-26
   listed $127,500 Active
8. 2025-05-08
   price $132,500
9. 2025-02-28
   listed $139,900 Active
10. 2025-02-20
    historical
11. 2024-12-10
    price $160,000
12. 2024-10-31
    price $174,900
13. 2024-10-23
    listed $180,000 Active
14. 2024-07-31
    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: $613 · $51/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$551/yr (+$46/mo · 90.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,019
• − Mortgage interest: −$6,722
• − Property taxes: −$613
• − Insurance: −$600
• − Repairs & maintenance: −$1,042
• − Management: −$1,042
• − Depreciation: −$3,491
• Taxable loss: −$490
• Est. tax savings @ 24.0%: +$117
• After-tax cash flow: $1,638/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: Portageville
• NCES district ID: 2900003
• Math proficiency: 41% ▼ -5.00%
• Reading proficiency: 48% ▼ -1.00%
• Median HH income: $36,399
• Composite: 36.9/100
• National rank: #4543
• State rank: #110 of 324 in MO

Livability — Portageville

• Score: 66/100
• State rank: #250
• US rank: #12206

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Portageville, MO
• Population (ZIP): 4,096

Population outlook (New Madrid County) Hauer SSP2

• Today (2025): 16,712 people
• By 2030: 15,845 · -5.2%
• By 2040: 14,152 · -15.3%
• By 2050: 12,604 · -24.6%
• By 2075: 9,478 · -43.3%
• By 2100: 7,157 · -57.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 14% Black 9%
• Common ancestry: Lithuanian 6% Iranian 1% Slovak 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · New Madrid

• 2024 margin: Solid R (+53.5) · D 22.9% · R 76.4%
• 2008→2024 swing: -38.4pp toward R · 2008: -15.1pp · 2024: -53.5pp
• All cycles: 2024: R+53.5 2020: R+51.0 2016: R+45.4 2012: R+20.3 2008: R+15.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 58.64%
• Current HPI: 248.74
• 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

-33.3% since first listed

14 events — show timeline

• 2026-05-18 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-29 Contingent — MARIS as Distributed by MLS Grid
• 2026-01-30 Price Changed $119,999 MARIS as Distributed by MLS Grid
• 2025-12-04 Price Changed $122,500 MARIS as Distributed by MLS Grid
• 2025-11-03 Relisted — MARIS as Distributed by MLS Grid
• 2025-10-03 Pending — MARIS as Distributed by MLS Grid
• 2025-09-26 Listed $127,500 MARIS as Distributed by MLS Grid
• 2025-05-08 Price Changed $132,500 MARIS as Distributed by MLS Grid
• 2025-02-28 Listed $139,900 MARIS as Distributed by MLS Grid
• 2025-02-20 Delisted — MARIS as Distributed by MLS Grid
• 2024-12-10 Price Changed $160,000 MARIS as Distributed by MLS Grid
• 2024-10-31 Price Changed $174,900 MARIS as Distributed by MLS Grid
• 2024-10-23 Listed $180,000 MARIS as Distributed by MLS Grid
• 2024-07-31 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $613 · +28.0% YoY. Source: county tax records.