136 N 6th St · Sikeston, MO 63780

$44,900

2 bd · 1.5 ba · 576 sqft · SingleFamily · 358 Days on market

Built 1940 Fair condition 8,276 sqft lot $78/sqft · 20% below area Est $56k · 20% under ↓ 18% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for investors! This 2-bedroom property offers solid potential as a rental or flip, with a manageable layout and room to add value. Whether you're expanding your portfolio or getting started in real estate, this is a smart, affordable option.

Key facts

• 8,276 sq ft lot
• Built 1940
• Listed 357 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $45k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($996 rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.0% vs local median 4.0% in Sikeston — 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 (#319 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools D-, crime F.
• Sikeston R-6 (town): math 33% / reading 34% proficiency, ranked #243 of 324 in MO (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 19 active listings in the ZIP; 123 units permitted in Scott County in 2024 (32 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $310 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Scott County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 358 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $39,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 358 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.22% ✓
• Cap rate: 19.02%
• Cash-on-cash: 45.47%
• DSCR: 3.02
• GRM: 3.8

CMA / ARV

• ARV (median comp): $55,969
• List price: $44,900
• Delta: -19.78%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 42.6%
• Equity multiple: 2.84×
• Total profit: $23,077
• Equity at exit: $6,695

10-year hold

• IRR: 48.7%
• Equity multiple: 5.71×
• Total profit: $59,220
• Equity at exit: $3,882

Cash invested: $12,572 (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 63780

• Active inventory: 19
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $996 medium
• Mortgage (P&I): −$235
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $476

Break-even live

Break-even rent $393

Max offer price $44,900

Occupancy floor 47%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $44,900 Active 358 DOM
2. 2026-06-18
   days on market $44,900 Active 357 DOM
3. 2026-06-17
   days on market $44,900 Active 356 DOM
4. 2026-06-16
   days on market $44,900 Active 355 DOM
5. 2026-06-15
   days on market $44,900 Active 354 DOM
6. 2026-06-14
   days on market $44,900 Active 352 DOM
7. 2026-06-13
   days on market $44,900 Active 351 DOM
8. 2026-06-10
   days on market $44,900 Active 349 DOM
9. 2026-06-09
   days on market $44,900 Active 348 DOM
10. 2026-06-08
    days on market $44,900 Active 347 DOM
11. 2026-06-07
    days on market $44,900 Active 346 DOM
12. 2026-06-05
    days on market $44,900 Active 343 DOM
13. 2026-06-03
    days on market $44,900 Active 342 DOM
14. 2026-06-02
    days on market $44,900 Active 341 DOM
15. 2026-06-01
    days on market $44,900 Active 340 DOM
16. 2026-05-31
    days on market $44,900 Active 339 DOM
17. 2026-05-30
    days on market $44,900 Active 338 DOM
18. 2026-01-08
    status Active 259-char remark

    Show marketing remark (259 chars)

    Great opportunity for investors! This 2-bedroom property offers solid potential as a rental or flip, with a manageable layout and room to add value. Whether you're expanding your portfolio or getting started in real estate, this is a smart, affordable option.

19. 2025-10-08
    price $44,900 259-char remark

    Show marketing remark (259 chars)

    Great opportunity for investors! This 2-bedroom property offers solid potential as a rental or flip, with a manageable layout and room to add value. Whether you're expanding your portfolio or getting started in real estate, this is a smart, affordable option.

20. 2025-06-18
    listed $54,900 Active 259-char remark

    Show marketing remark (259 chars)

    Great opportunity for investors! This 2-bedroom property offers solid potential as a rental or flip, with a manageable layout and room to add value. Whether you're expanding your portfolio or getting started in real estate, this is a smart, affordable option.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $11,949
• − Mortgage interest: −$2,515
• − Property taxes: −$674
• − Insurance: −$224
• − Repairs & maintenance: −$956
• − Management: −$956
• − Depreciation: −$1,306
• Taxable income: $5,318
• Est. tax owed @ 24.0%: −$1,276
• After-tax cash flow: $4,440/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This single-family home requires significant repairs and updates to improve its condition and value. Investors can expect a substantial return on investment by addressing the exterior, interior, and landscaping needs.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — No visible damage, but age is implied
• Major flooring — No visible flooring, but age is implied
• Major interior walls/paint — No visible walls or paint, but age is implied
• Major windows — No visible windows, but age is implied
• Major HVAC/mechanicals — No visible HVAC or mechanicals, but age is implied
• Major landscaping — Overgrown lawn and cluttered yard

Value-add opportunities

• Both paint exterior — Enhances curb appeal and resale value
• Both repair roof — Improves structural integrity and reduces maintenance costs
• Both replace flooring — Updates interior and improves comfort
• Both paint interior walls — Freshens interior and enhances resale value
• Both repair windows — Improves energy efficiency and resale value
• Both replace HVAC/mechanicals — Enhances comfort and reduces utility costs
• Both landscape — Enhances curb appeal and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof · No visible damage, but age is implied	Major	$15,000–50,000
flooring · No visible flooring, but age is implied	Major	$15,000–50,000
interior walls/paint · No visible walls or paint, but age is implied	Major	$15,000–50,000
windows · No visible windows, but age is implied	Major	$15,000–50,000
HVAC/mechanicals · No visible HVAC or mechanicals, but age is implied	Major	$15,000–50,000
landscaping · Overgrown lawn and cluttered yard	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and resale value ↑
• Both repair roof — Improves structural integrity and reduces maintenance costs ↑
• Both replace flooring — Updates interior and improves comfort ↑
• Both paint interior walls — Freshens interior and enhances resale value ↑
• Both repair windows — Improves energy efficiency and resale value ↑
• Both replace HVAC/mechanicals — Enhances comfort and reduces utility costs ↑
• Both landscape — Enhances curb appeal and resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Sikeston R-6
• NCES district ID: 2928260
• Math proficiency: 33% ▼ -4.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $36,800
• Composite: 27.85/100
• National rank: #6879
• State rank: #243 of 324 in MO

Livability — Sikeston

• Score: 64/100
• State rank: #319
• US rank: #14606

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sikeston, MO
• Population (ZIP): 6,155

Population outlook (Scott County) Hauer SSP2

• Today (2025): 37,964 people
• By 2030: 36,963 · -2.6%
• By 2040: 34,632 · -8.8%
• By 2050: 32,024 · -15.6%
• By 2075: 25,250 · -33.5%
• By 2100: 18,078 · -52.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 2% Portuguese 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Scott

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.2%
• 2008→2024 swing: -29.5pp toward R · 2008: -29.4pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+56.5 2016: R+55.6 2012: R+38.2 2008: R+29.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.62%
• Current HPI: 153.643
• 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

-18.2% since first listed

3 events — show timeline

• 2026-01-08 Relisted — MARIS as Distributed by MLS Grid
• 2025-10-08 Price Changed $44,900 MARIS as Distributed by MLS Grid
• 2025-06-18 Listed $54,900 MARIS as Distributed by MLS Grid