820 W Jackson Blvd · Jackson, MO 63755

$79,000

2 bd · 1.0 ba · 1,619 sqft · SingleFamily public records

Built 1952

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Rent growth +3.6/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming single-family home offers flexible living space and plenty of character. The main level features two comfortable bedrooms and a full bathroom, while two additional upstairs bedrooms have been used as bedrooms, a study, and a playroom & acirc; & euro; & rdquo; perfect for a home office, guest rooms, or creative space. The kitchen connects to a separate dining room, providing a place for everyday meals and family gatherings. Downstairs, the basement offers excellent workspace potential and includes extra kitchen cabinets along with plenty of room for hobbies, crafting, woodworking, or storage. Plumbing is already in place to easily add a second bathroom in the basement if

Key facts

• Built 1952

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Cap rate 13.4% vs local median 3.4% in Jackson — 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 69/100 on livability (#160 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Jackson R-II (suburban): math 41% / reading 51% proficiency, ranked #73 of 324 in MO (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.5%/yr); 176 active listings in the ZIP; solid renter incomes; 81 units permitted in Cape Girardeau County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k 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 + 4.5% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,000

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.58% ✓
• Cap rate: 13.40%
• Cash-on-cash: 25.40%
• DSCR: 2.13
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $283,325
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 S Bast St	0.10mi	2/2.0	1,496 (-8%)	11mo	$179,000	$120	70
304 Morgan St	0.41mi	3/2.0 (+1)	1,693 (+5%)	8mo	$209,900	$124	58
1119 Oak St	0.43mi	3/1.5 (+1)	1,582 (-2%)	14mo	$215,900	$136	58
208 Elmwood Blvd	0.30mi	3/2.0 (+1)	1,480 (-9%)	6mo	$184,900	$125	58
1552 Enterprise Ct	0.37mi	3/2.0 (+1)	1,481 (-8%)	4mo	$289,500	$195	56
1686 Columbia Dr	0.48mi	3/2.0 (+1)	1,496 (-8%)	1mo	$278,500	$186	55
319 N Russell St	0.59mi	3/2.0 (+1)	1,683 (+4%)	14mo	$219,000	$130	45
1607 Enterprise Ct	0.42mi	3/2.0 (+1)	1,445 (-11%)	12mo	$299,000	$207	43
1670 Jackson Ridge Dr	0.51mi	3/2.0 (+1)	1,800 (+11%)	6mo	$315,000	$175	43
1663 Enterprise Ct	0.46mi	3/2.0 (+1)	1,383 (-15%)	6mo	$315,000	$228	41
413 Byrd Ct	0.62mi	3/2.0 (+1)	1,450 (-10%)	8mo	$324,900	$224	38
414 N Russell	0.65mi	3/2.0 (+1)	1,395 (-14%)	12mo	$174,900	$125	27

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 · 4.49% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 1.86×
• Total profit: $18,924
• Equity at exit: $11,779

10-year hold

• IRR: 29.7%
• Equity multiple: 3.85×
• Total profit: $62,940
• Equity at exit: $6,830

Cash invested: $22,120 (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 63755

• Rents YoY: 4.5%
• Active inventory: 176
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,251 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$73 /mo · $878/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $468

Break-even live

Break-even rent $659

Max offer price $79,000

Occupancy floor 58%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-26
   listed $79,000
2. 2014-12-23
   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: $878 · $73/mo
• Projected year-2 tax: $878 · $73/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 22 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,016
• − Mortgage interest: −$4,425
• − Property taxes: −$878
• − Insurance: −$395
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$2,298
• Taxable income: $4,617
• Est. tax owed @ 24.0%: −$1,108
• After-tax cash flow: $4,510/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: Jackson R-II
• NCES district ID: 2915600
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 51% ▬ 0.00%
• Median HH income: $52,935
• Composite: 39.72/100
• National rank: #3898
• State rank: #73 of 324 in MO

Livability — Jackson

• Score: 69/100
• State rank: #160
• US rank: #8843

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jackson, MO
• County: Cape Girardeau County · 75,175 people
• City population: 27,629
• Metro: Cape Girardeau, MO-IL
• Population (ZIP): 27,629
• Household income: $78,750
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 354.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -120.83%
• Current HPI: 179.1136
• Rent YoY: ▲ 4.49%
• 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

2 events — show timeline

• 2026-05-26 Listed $79,000 FSBO.com
• 2014-12-23 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $878 · +5.1% YoY. Source: county tax records.