4836 Highway M · Poplar Bluff, MO 63901

$189,500

4 bd · 2.0 ba · 1,300 sqft · Other public records · 51 Days on market

Built 1966 0.69 ac lot $146/sqft · 26% below area Est $255k · 26% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.4/30.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Thoughtfully remodeled home boasting a blend of modern and rustic touches located just outside of Poplar Bluff! Inside offers an open kitchen and living area featuring a sizable island adorned with herringbone butcher block countertops, new stainless steel appliances, large windows flooding the room with natural light and contemporary electric fireplace in the living room. Through the stained barn door separating the owner’s suite from the rest of the home, you’ll find dual closets, a tile walk-in shower, storage area and double vanity with hard surface countertops. The remainder of the home features multiple linen closets, a full size utility room, another full size bath with soaking tub, and much, much more! If you're looking for a home with all the amenities with a peaceful setting, look no further! Owner will entertain owner finance options.

Key facts

• Modern cabinetry
• Stainless appliances
• Large island

Tags

• OPEN-CONCEPT LAYOUT
• CUSTOM COUNTERTOPS
• LARGE ISLAND
• STAINLESS APPLIANCES
• MODERN CABINETRY
• ELECTRIC FIREPLACE

Property features AI

Exterior

• Utilities: Well water; Septic tank; 220V electric; Cable available
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: Back yard

Interior

• Kitchen: Includes dishwasher, oven, range, and refrigerator
• Bedrooms: 4 bedrooms, all on the main level
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Dishwasher; Oven; Range; Refrigerator; Central air
• Laundry & utility: Main-level laundry room (12 x 4)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $190k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (30.1% below list).
• Recommended offer: $133k (30.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.4% in Poplar Bluff — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 70/100 on livability (#143 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Poplar Bluff R-I (town): math 38% / reading 47% proficiency, ranked #127 of 324 in MO (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Oak Grove Elem. (math 57% / reading 72%, grade B, #70 of 1,115 statewide, top 8%, 318 students, 99% FRL); Poplar Bluff Middle School (math 36% / reading 39%, grade F, #215 of 391 statewide, top 56%, 1,018 students, 74% FRL); Poplar Bluff High (math 22% / reading 42%, grade F, #356 of 521 statewide, top 71%, 1,504 students, 56% FRL) — zoned schools average 76% FRL vs 56% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 277 active listings in the ZIP; 63 units permitted in Butler County in 2024 (48 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Butler County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,543 (30.1% 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 51 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — 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. 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?
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: 0.70% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.25%
• DSCR: 0.90
• GRM: 11.9

CMA / ARV

• ARV (median comp): $255,353
• List price: $189,500
• Delta: -25.79%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.1%
• Equity multiple: 0.30×
• Total profit: $-37,135
• Equity at exit: $28,255

10-year hold

• IRR: -13.2%
• Equity multiple: 0.23×
• Total profit: $-40,835
• Equity at exit: $16,384

Cash invested: $53,060 (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 63901

• Home prices YoY: -22.4%
• Active inventory: 277
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,325 medium
• Mortgage (P&I): −$994
• Tax from tax record: −$74 /mo · $888/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $-100

Break-even live

Break-even rent $1,452

Max offer price $171,895

Occupancy floor —

Sensitivity live

Price	-10% $8	-5% $-46	+0% $-100	+5% $-153	+10% $-207
Rent	-10% $-204	-5% $-152	+0% $-100	+5% $-47	+10% $5
Rate	-1.0pp $-4	-0.5pp $-51	base $-100	+0.5pp $-149	+1.0pp $-199

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: $47,375
• Closing costs: $5,685
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-12
   statusdays on market $189,500 Pending 51 DOM
2. 2026-06-09
   days on market $189,500 Active 50 DOM
3. 2026-06-08
   days on market $189,500 Active 49 DOM
4. 2026-06-07
   days on market $189,500 Active 48 DOM
5. 2026-06-04
   days on market $189,500 Active 44 DOM
6. 2026-06-02
   days on market $189,500 Active 43 DOM
7. 2026-06-01
   days on market $189,500 Active 42 DOM
8. 2026-05-31
   days on market $189,500 Active 41 DOM
9. 2026-04-20
   listed $189,500 Active 864-char remark
10. 2024-04-16
    soldstatus
11. 2024-04-15
    soldstatus Closed 869-char remark

    Show marketing remark (869 chars)

    Thoughtfully remodeled home boasting a blend of modern and rustic touches located just outside of Poplar Bluff! Inside offers an open kitchen and living area featuring a sizable island adorned with herringbone butcher block countertops, new stainless steel appliances, large windows flooding the room with natural light and contemporary electric fireplace in the living room. Through the stained barn door separating the owner’s suite from the rest of the home, you’ll find dual closets, a tile walk-in shower, storage area and double vanity with hard surface countertops. The remainder of the home features multiple linen closets, a full size utility room, another full size bath with soaking tub, and much, much more! If you're looking for a home with all the amenities with a peaceful setting, look no further! Owner will entertain owner finance options.

12. 2024-02-28
    status Pending 869-char remark

    Show marketing remark (869 chars)

    Thoughtfully remodeled home boasting a blend of modern and rustic touches located just outside of Poplar Bluff! Inside offers an open kitchen and living area featuring a sizable island adorned with herringbone butcher block countertops, new stainless steel appliances, large windows flooding the room with natural light and contemporary electric fireplace in the living room. Through the stained barn door separating the owner’s suite from the rest of the home, you’ll find dual closets, a tile walk-in shower, storage area and double vanity with hard surface countertops. The remainder of the home features multiple linen closets, a full size utility room, another full size bath with soaking tub, and much, much more! If you're looking for a home with all the amenities with a peaceful setting, look no further! Owner will entertain owner finance options.

13. 2024-02-08
    status Active 869-char remark

    Show marketing remark (869 chars)

    Thoughtfully remodeled home boasting a blend of modern and rustic touches located just outside of Poplar Bluff! Inside offers an open kitchen and living area featuring a sizable island adorned with herringbone butcher block countertops, new stainless steel appliances, large windows flooding the room with natural light and contemporary electric fireplace in the living room. Through the stained barn door separating the owner’s suite from the rest of the home, you’ll find dual closets, a tile walk-in shower, storage area and double vanity with hard surface countertops. The remainder of the home features multiple linen closets, a full size utility room, another full size bath with soaking tub, and much, much more! If you're looking for a home with all the amenities with a peaceful setting, look no further! Owner will entertain owner finance options.

14. 2024-02-01
    historical 869-char remark

    Show marketing remark (869 chars)

    Thoughtfully remodeled home boasting a blend of modern and rustic touches located just outside of Poplar Bluff! Inside offers an open kitchen and living area featuring a sizable island adorned with herringbone butcher block countertops, new stainless steel appliances, large windows flooding the room with natural light and contemporary electric fireplace in the living room. Through the stained barn door separating the owner’s suite from the rest of the home, you’ll find dual closets, a tile walk-in shower, storage area and double vanity with hard surface countertops. The remainder of the home features multiple linen closets, a full size utility room, another full size bath with soaking tub, and much, much more! If you're looking for a home with all the amenities with a peaceful setting, look no further! Owner will entertain owner finance options.

15. 2023-10-24
    price $179,900 869-char remark

    Show marketing remark (869 chars)

    Thoughtfully remodeled home boasting a blend of modern and rustic touches located just outside of Poplar Bluff! Inside offers an open kitchen and living area featuring a sizable island adorned with herringbone butcher block countertops, new stainless steel appliances, large windows flooding the room with natural light and contemporary electric fireplace in the living room. Through the stained barn door separating the owner’s suite from the rest of the home, you’ll find dual closets, a tile walk-in shower, storage area and double vanity with hard surface countertops. The remainder of the home features multiple linen closets, a full size utility room, another full size bath with soaking tub, and much, much more! If you're looking for a home with all the amenities with a peaceful setting, look no further! Owner will entertain owner finance options.

16. 2023-10-02
    price $189,900 869-char remark

    Show marketing remark (869 chars)

    Thoughtfully remodeled home boasting a blend of modern and rustic touches located just outside of Poplar Bluff! Inside offers an open kitchen and living area featuring a sizable island adorned with herringbone butcher block countertops, new stainless steel appliances, large windows flooding the room with natural light and contemporary electric fireplace in the living room. Through the stained barn door separating the owner’s suite from the rest of the home, you’ll find dual closets, a tile walk-in shower, storage area and double vanity with hard surface countertops. The remainder of the home features multiple linen closets, a full size utility room, another full size bath with soaking tub, and much, much more! If you're looking for a home with all the amenities with a peaceful setting, look no further! Owner will entertain owner finance options.

17. 2023-09-15
    price $195,000 869-char remark

    Show marketing remark (869 chars)

    Thoughtfully remodeled home boasting a blend of modern and rustic touches located just outside of Poplar Bluff! Inside offers an open kitchen and living area featuring a sizable island adorned with herringbone butcher block countertops, new stainless steel appliances, large windows flooding the room with natural light and contemporary electric fireplace in the living room. Through the stained barn door separating the owner’s suite from the rest of the home, you’ll find dual closets, a tile walk-in shower, storage area and double vanity with hard surface countertops. The remainder of the home features multiple linen closets, a full size utility room, another full size bath with soaking tub, and much, much more! If you're looking for a home with all the amenities with a peaceful setting, look no further! Owner will entertain owner finance options.

18. 2023-09-11
    price $209,900 869-char remark

    Show marketing remark (869 chars)

    Thoughtfully remodeled home boasting a blend of modern and rustic touches located just outside of Poplar Bluff! Inside offers an open kitchen and living area featuring a sizable island adorned with herringbone butcher block countertops, new stainless steel appliances, large windows flooding the room with natural light and contemporary electric fireplace in the living room. Through the stained barn door separating the owner’s suite from the rest of the home, you’ll find dual closets, a tile walk-in shower, storage area and double vanity with hard surface countertops. The remainder of the home features multiple linen closets, a full size utility room, another full size bath with soaking tub, and much, much more! If you're looking for a home with all the amenities with a peaceful setting, look no further! Owner will entertain owner finance options.

19. 2023-08-08
    listed $215,000 Active 869-char remark

    Show marketing remark (869 chars)

    Thoughtfully remodeled home boasting a blend of modern and rustic touches located just outside of Poplar Bluff! Inside offers an open kitchen and living area featuring a sizable island adorned with herringbone butcher block countertops, new stainless steel appliances, large windows flooding the room with natural light and contemporary electric fireplace in the living room. Through the stained barn door separating the owner’s suite from the rest of the home, you’ll find dual closets, a tile walk-in shower, storage area and double vanity with hard surface countertops. The remainder of the home features multiple linen closets, a full size utility room, another full size bath with soaking tub, and much, much more! If you're looking for a home with all the amenities with a peaceful setting, look no further! Owner will entertain owner finance options.

20. 2022-12-06
    soldstatus Closed

    Show marketing remark (293 chars)

    Come take a look a look at this three bedroom home just located outside of Poplar Bluff. This home offers three bedrooms, one full bath, a big kitchen/dining room combo and a large family room. Outside you will find a level lot, patio, and a shed. Make your appointment today to see this one!!

21. 2022-11-18
    status Pending

    Show marketing remark (293 chars)

    Come take a look a look at this three bedroom home just located outside of Poplar Bluff. This home offers three bedrooms, one full bath, a big kitchen/dining room combo and a large family room. Outside you will find a level lot, patio, and a shed. Make your appointment today to see this one!!

22. 2022-11-01
    price $39,000

    Show marketing remark (293 chars)

    Come take a look a look at this three bedroom home just located outside of Poplar Bluff. This home offers three bedrooms, one full bath, a big kitchen/dining room combo and a large family room. Outside you will find a level lot, patio, and a shed. Make your appointment today to see this one!!

23. 2022-09-29
    listed $47,900 Active

    Show marketing remark (293 chars)

    Come take a look a look at this three bedroom home just located outside of Poplar Bluff. This home offers three bedrooms, one full bath, a big kitchen/dining room combo and a large family room. Outside you will find a level lot, patio, and a shed. Make your appointment today to see this one!!

24. 2017-11-30
    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: $888 · $74/mo
• Projected year-2 tax: $1,838 · $153/mo
• Expected delta: +$950/yr (+$79/mo · 106.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,905
• − Mortgage interest: −$10,615
• − Property taxes: −$888
• − Insurance: −$948
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$5,513
• Taxable loss: −$4,603
• Est. tax savings @ 24.0%: +$1,105
• After-tax cash flow: $-91/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: Poplar Bluff R-I
• NCES district ID: 2925450
• Math proficiency: 38% ▼ -4.00%
• Reading proficiency: 47% ▼ -3.00%
• Median HH income: $35,761
• Composite: 35.17/100
• National rank: #5001
• State rank: #127 of 324 in MO

Livability — Poplar Bluff

• Score: 70/100
• State rank: #143
• US rank: #8135

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 34,920
• Population (ZIP): 34,920

Population outlook (Butler County) Hauer SSP2

• Today (2025): 42,648 people
• By 2030: 42,329 · -0.7%
• By 2040: 41,498 · -2.7%
• By 2050: 40,308 · -5.5%
• By 2075: 36,168 · -15.2%
• By 2100: 28,893 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 6% Black 5% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Lithuanian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Butler

• 2024 margin: Solid R (+63.8) · D 17.7% · R 81.5%
• 2008→2024 swing: -26.4pp toward R · 2008: -37.4pp · 2024: -63.8pp
• All cycles: 2024: R+63.8 2020: R+62.3 2016: R+61.6 2012: R+46.7 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.64%
• Current HPI: 175.3008
• 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

+295.6% since first listed

17 events — show timeline

• 2026-06-10 Pending — MARIS as Distributed by MLS Grid
• 2026-04-20 Listed $189,500 MARIS as Distributed by MLS Grid
• 2024-04-16 Sold (Public Records) — Public Records
• 2024-04-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-02-28 Pending — MARIS as Distributed by MLS Grid
• 2024-02-08 Relisted — MARIS as Distributed by MLS Grid
• 2024-02-01 Delisted — MARIS as Distributed by MLS Grid
• 2023-10-24 Price Changed $179,900 MARIS as Distributed by MLS Grid
• 2023-10-02 Price Changed $189,900 MARIS as Distributed by MLS Grid
• 2023-09-15 Price Changed $195,000 MARIS as Distributed by MLS Grid
• 2023-09-11 Price Changed $209,900 MARIS as Distributed by MLS Grid
• 2023-08-08 Listed $215,000 MARIS as Distributed by MLS Grid
• 2022-12-06 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-11-18 Pending — MARIS as Distributed by MLS Grid
• 2022-11-01 Price Changed $39,000 MARIS as Distributed by MLS Grid
• 2022-09-29 Listed $47,900 MARIS as Distributed by MLS Grid
• 2017-11-30 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $888 · +5.1% YoY. Source: county tax records.