422 N Frederick St · Cape Girardeau, MO 63701

$135,000

3 bd · 2.0 ba · 2,304 sqft · SingleFamily public records · 42 Days on market

Built 1912 0.36 ac lot $59/sqft · 27% below area Est $185k · 27% 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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +5.7/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.36 acre lot
• 2 garage spots
• Built 1912

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Two-car garage; Additional parking
• Utilities: Public water; Public sewer; Electric service by Ameren; Electricity available; Phone not available
• Home design: Single family residence; Two levels; Residential property
• Construction: Vinyl siding; Architectural shingle roof
• Exterior features: Back yard; Wood fencing; Additional asphalt parking

Interior

• Bedrooms: Three bedrooms (all on upper level)
• Flooring: Hardwood
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Full basement; Wood burning stove fireplace; Hardwood floors; Seven total rooms
• Laundry & utility: Laundry chute

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.9% in Cape Girardeau — 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 (#297 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Cape Girardeau 63 (urban): math 33% / reading 42% proficiency, ranked #188 of 324 in MO (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Blanchard Elem. (math 42% / reading 62%, grade C-, #231 of 1,115 statewide, top 24%, 296 students, 0% FRL); Central High (math 36% / reading 47%, grade F, #234 of 521 statewide, top 45%, 1,341 students, 0% FRL) — zoned schools average 0% FRL vs 60% district-wide (60 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.3%/yr); 326 active listings in the ZIP; 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 $933 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1912 — 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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.16%
• DSCR: 1.45
• GRM: 7.8

CMA / ARV

• ARV (median comp): $185,443
• List price: $135,000
• Delta: -27.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 Bellevue St	0.28mi	4/2.0 (+1)	2,300 (-0%)	20mo	$479,000	$208	65
1223 Rockwood Dr	0.55mi	3/2.0	2,352 (+2%)	9mo	$325,000	$138	63
678 Highland Dr	0.63mi	3/2.0	2,231 (-3%)	4mo	$225,000	$101	62
312 Mason St	0.38mi	3/3.5	2,326 (+1%)	15mo	$245,000	$105	62
444 Marie St	0.07mi	4/3.0 (+1)	2,504 (+9%)	16mo	$169,900	$68	60
374 N Park Ave	0.53mi	3/2.5	2,449 (+6%)	5mo	$259,900	$106	58
1219 Merriwether St	0.74mi	3/2.5	2,201 (-4%)	6mo	$120,000	$55	51
383 N Park Ave	0.56mi	3/1.5	2,033 (-12%)	10mo	$198,000	$97	44
201 N West End Blvd	0.69mi	3/2.0	2,067 (-10%)	15mo	$200,000	$97	39
1428 Bessie St	0.67mi	3/2.0	2,048 (-11%)	18mo	$229,000	$112	35

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 · 3.27% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,138
• Equity at exit: $20,129

10-year hold

• IRR: 9.1%
• Equity multiple: 1.71×
• Total profit: $26,714
• Equity at exit: $11,672

Cash invested: $37,800 (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 63701

• Rents YoY: 3.3%
• Active inventory: 326
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,451 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$62 /mo · $746/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $320

Break-even live

Break-even rent $1,046

Max offer price $135,000

Occupancy floor 73%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   status $135,000 Pending 42 DOM
2. 2026-06-18
   days on market $135,000 Active 42 DOM
3. 2026-06-17
   days on market $135,000 Active 41 DOM
4. 2026-06-16
   days on market $135,000 Active 40 DOM
5. 2026-06-15
   days on market $135,000 Active 39 DOM
6. 2026-06-14
   pricedays on market $135,000 Active 37 DOM
7. 2026-06-13
   days on market $145,000 Active 36 DOM
8. 2026-06-10
   days on market $145,000 Active 34 DOM
9. 2026-06-09
   days on market $145,000 Active 33 DOM
10. 2026-06-08
    days on market $145,000 Active 32 DOM
11. 2026-06-07
    days on market $145,000 Active 31 DOM
12. 2026-06-05
    days on market $145,000 Active 28 DOM
13. 2026-06-03
    days on market $145,000 Active 27 DOM
14. 2026-06-02
    days on market $145,000 Active 26 DOM
15. 2026-06-01
    days on market $145,000 Active 25 DOM
16. 2026-05-31
    price $145,000 Active 24 DOM
17. 2026-05-31
    days on market $155,000 Active 24 DOM
18. 2026-05-30
    days on market $155,000 Active 23 DOM
19. 2026-05-08
    listed $155,000 Active
20. 2026-05-08
    historical $155,000

ⓘ 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: $746 · $62/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$564/yr (+$47/mo · 75.6%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 21 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,414
• − Mortgage interest: −$7,562
• − Property taxes: −$746
• − Insurance: −$675
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − Depreciation: −$3,927
• Taxable income: $1,718
• Est. tax owed @ 24.0%: −$412
• After-tax cash flow: $3,429/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: Cape Girardeau 63
• NCES district ID: 2907120
• Math proficiency: 33% ▼ -6.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $40,543
• Composite: 31.49/100
• National rank: #5974
• State rank: #188 of 324 in MO

Livability — Cape Girardeau

• Score: 64/100
• State rank: #297
• US rank: #13759

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cape Girardeau, MO
• County: Cape Girardeau County · 75,175 people
• City population: 47,546
• Metro: Cape Girardeau, MO-IL
• Population (ZIP): 39,345
• Household income: $66,654
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 1300.0

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 (79%)
• Race & ethnicity: White 79% Black 12% Two or more races 4% Hispanic / Latino 3% Asian 3%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1% Other Asian/Pacific 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: ▼ -177.04%
• Current HPI: 156.0433
• Rent YoY: ▲ 3.27%
• 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

-12.9% since first listed

4 events — show timeline

• 2026-06-13 Price Changed $135,000 MARIS as Distributed by MLS Grid
• 2026-05-31 Price Changed $145,000 MARIS as Distributed by MLS Grid
• 2026-05-08 Listed $155,000 MARIS as Distributed by MLS Grid
• 2026-05-08 Coming Soon $155,000 MARIS as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2025): $746 · +5.3% YoY. Source: county tax records.