902 Jefferson Ave · Cape Girardeau, MO 63703

$125,000

5 bd · 2.0 ba · 3,164 sqft · SingleFamily public records · 144 Days on market

Built 1935 7,405 sqft lot $40/sqft · 28% below area Est $174k · 28% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity as home is listed $10,000 under appraisal! Unit is large- 5 bedrooms, 2 bathrooms. Unfinished basement. Home is currently leased at $1500 Great investment opportunity or would be great for buyers looking to build equity and do some light work to make a home their own! Has a partially fenced in yard, great enclosed front porch area and more!

Key facts

• Enclosed front porch
• 7,405 sq ft lot
• Built 1935

Tags

• PARTIALLY FENCED YARD
• ENCLOSED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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: schools C-, employment D+, crime 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.
• Market conditions: 41 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 81 units permitted in Cape Girardeau County in 2024 (0 in 5+ unit buildings).
• At $1,635/mo this rent would consume 51% of the median local household income ($39k/yr) (locally 617% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.
• Current owner paid $62k; list at $125k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 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 1935 — 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. 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?
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: 1.31% ✓
• Cap rate: 11.40%
• Cash-on-cash: 18.25%
• DSCR: 1.81
• GRM: 6.4

CMA / ARV

• ARV (median comp): $174,027
• List price: $125,000
• Delta: -28.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 N Fountain St	0.67mi	5/2.0	3,201 (+1%)	3mo	$299,900	$94	64
800 S Ellis St	0.34mi	6/2.0 (+1)	2,864 (-10%)	10mo	$22,900	$8	55
820 824 Themis St	0.60mi	4/2.5 (-1)	2,886 (-9%)	8mo	$350,000	$121	44
107 N Frederick	0.65mi	5/2.0	2,831 (-10%)	20mo	$349,000	$123	35
31 S Lorimier St	0.64mi	4/3.0 (-1)	3,562 (+13%)	14mo	$325,000	$91	28

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.39×
• Total profit: $13,604
• Equity at exit: $18,638

10-year hold

• IRR: 19.0%
• Equity multiple: 2.58×
• Total profit: $55,335
• Equity at exit: $10,808

Cash invested: $35,000 (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 63703

• Home prices YoY: -29.3%
• Active inventory: 41
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,635 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$52 /mo · $618/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $532

Break-even live

Break-even rent $961

Max offer price $125,000

Occupancy floor 62%

Sensitivity live

Price	-10% $603	-5% $568	+0% $532	+5% $497	+10% $461
Rent	-10% $403	-5% $468	+0% $532	+5% $597	+10% $661
Rate	-1.0pp $595	-0.5pp $564	base $532	+0.5pp $500	+1.0pp $467

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1208 Hillcrest Dr Cape Girardeau, MO	5.0	4.0	3703	$2,100	$0.57	44d	1	1.17mi

Listing history 12 events

1. 2026-05-31
   days on market $125,000 Active 144 DOM
2. 2026-05-30
   days on market $125,000 Active 143 DOM
3. 2026-01-07
   listed $125,000 Active 364-char remark

   Show marketing remark (364 chars)

   Great opportunity as home is listed $10,000 under appraisal! Unit is large- 5 bedrooms, 2 bathrooms. Unfinished basement. Home is currently leased at $1500 Great investment opportunity or would be great for buyers looking to build equity and do some light work to make a home their own! Has a partially fenced in yard, great enclosed front porch area and more!

4. 2026-01-07
   historical $125,000 364-char remark

   Show marketing remark (364 chars)

   Great opportunity as home is listed $10,000 under appraisal! Unit is large- 5 bedrooms, 2 bathrooms. Unfinished basement. Home is currently leased at $1500 Great investment opportunity or would be great for buyers looking to build equity and do some light work to make a home their own! Has a partially fenced in yard, great enclosed front porch area and more!

5. 2024-05-02
   historical
6. 2024-02-26
   price $130,000
7. 2023-09-27
   listed $135,000 Active
8. 2023-03-29
   soldstatus $62,000
9. 2023-03-28
   soldstatus Closed
10. 2023-02-28
    status Pending
11. 2023-02-15
    price $74,900
12. 2023-01-17
    listed $84,900 Active

ⓘ 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: $618 · $52/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$594/yr (+$50/mo · 96.1%)

ⓘ 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: $19,616
• − Mortgage interest: −$7,002
• − Property taxes: −$618
• − Insurance: −$625
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − Depreciation: −$3,636
• Taxable income: $4,596
• Est. tax owed @ 24.0%: −$1,103
• After-tax cash flow: $5,284/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): 8,201
• Household income: $38,695
• Rent vs Own: 57.4% rent · 42.6% own
• Severe rent burden: 617.0

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 (69%)
• Race & ethnicity: White 69% Black 19% Two or more races 5% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 3% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -63.10%
• Current HPI: 152.013
• Rent YoY: —
• 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

+47.2% since first listed

10 events — show timeline

• 2026-01-07 Listed $125,000 MARIS as Distributed by MLS Grid
• 2026-01-07 Coming Soon $125,000 MARIS as Distributed by MLS Grid
• 2024-05-02 Delisted — MARIS as Distributed by MLS Grid
• 2024-02-26 Price Changed $130,000 MARIS as Distributed by MLS Grid
• 2023-09-27 Listed $135,000 MARIS as Distributed by MLS Grid
• 2023-03-29 Sold (Public Records) $62,000 Public Records
• 2023-03-28 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-02-28 Pending — MARIS as Distributed by MLS Grid
• 2023-02-15 Price Changed $74,900 MARIS as Distributed by MLS Grid
• 2023-01-17 Listed $84,900 MARIS as Distributed by MLS Grid

Property tax history

-6.0%/yr

Latest (2025): $618 · +5.3% YoY. Source: county tax records.