806 Andrew St · Jackson, MO 63755

$25,460

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 15 Days on market

Built 1989 8,058 sqft lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Whoa - hold up! This was one of those cases where so much junk was left behind I just knew Oscar the Grouch was gonna jump out from behind a pile of "who knows what" and just go to town gnawing on my ankle like a chicken bone! Luckily you don't have to take such risks when you come to check out this fixer-upper that just hit the market in Jackson, MO. .. because the clean-out crew did a great job hauling everything off! If 'ol Oscar was ever hiding in there - well, he's off to the next one now! If you've been shopping for a home in this area for long then you already know that fixer-upper or not - opportunities for a 3 bedroom 1 bath with attached garage and basement in a sol

Key facts

• 8,058 sq ft lot
• Garage
• Built 1989

Property features AI

Finance

• Other: Lot dimensions approximately 95 x 86 (0.185 acre); Road surface: asphalt; Lot size source: public records
• Financial info: Property offered via auction; Lease not considered

Exterior

• Parking: Attached garage that faces front (1-car); Concrete driveway/parking
• Utilities: Public water; Public sewer; Electricity connected (220 volts); Natural gas connected; Cable and phone available
• Home design: Single-family residence; One story; House structure; Ownership: Government; Fixer condition
• Construction: Vinyl siding and frame construction with asphalt and concrete elements; Asphalt roof; Concrete perimeter foundation; Built area (above grade) from public records: 1,008
• Exterior features: Back yard and front yard; City lot; Asphalt road frontage

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet, laminate and vinyl flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Basement: concrete, full and unfinished; 6 total rooms
• Laundry & utility: Utilities include natural gas and 220V electric

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $836 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $25k (1.5% below list) — sets the bar for market timing.
• Cap rate 45.7% 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.
• Zoned schools: Orchard Drive Elem. (math 37% / reading 42%, grade F, #537 of 1,115 statewide, top 53%, 388 students, 52% FRL); Jackson Sr. High (math 45% / reading 62%, grade C-, #83 of 521 statewide, top 16%, 1,764 students, 30% FRL).
• Market conditions: Rents rising fast (+4.5%/yr); 176 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $176 of loan paydown is wiped out by about $764 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($25k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price.
• 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 $25,078 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 5.23% ✓
• Cap rate: 45.71%
• Cash-on-cash: 140.79%
• DSCR: 7.26
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $173,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
723 August St	0.08mi	3/1.5	1,008 (0%)	3mo	$189,900	$188	92
911 Odus Dr	0.06mi	3/2.0	1,060 (+5%)	0mo	$170,000	$160	85
805 Andrew St	0.02mi	4/1.5 (+1)	972 (-4%)	2mo	$190,000	$195	85
688 N Hope St	0.38mi	2/1.0 (-1)	1,025 (+2%)	2mo	$164,900	$161	73
905 Greensferry Rd	0.33mi	2/1.0 (-1)	988 (-2%)	9mo	$165,000	$167	69
408 N Donald St	0.46mi	3/1.0	1,060 (+5%)	2mo	$175,000	$165	68
409 N Maryland St	0.34mi	3/1.0	902 (-10%)	10mo	$161,000	$178	58
417 Plain View Ave	0.38mi	2/1.0 (-1)	869 (-14%)	2mo	$149,900	$172	53
535 Goodson Dr	0.45mi	3/2.0	1,128 (+12%)	6mo	$179,900	$159	50
211 N Russell Ave	0.73mi	2/1.0 (-1)	970 (-4%)	7mo	$109,900	$113	49
1003 Anna St	0.70mi	2/1.0 (-1)	884 (-12%)	5mo	$165,000	$187	38
729 Wedge Ln	0.63mi	2/2.0 (-1)	1,140 (+13%)	11mo	$205,000	$180	30

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: —
• Equity multiple: 8.18×
• Total profit: $51,214
• Equity at exit: $3,796

10-year hold

• IRR: —
• Equity multiple: 18.10×
• Total profit: $121,937
• Equity at exit: $2,201

Cash invested: $7,129 (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: 1.6×

Monthly cashflow live

• Estimated rent: $1,331 medium
• Mortgage (P&I): −$134
• Tax from tax record: −$71 /mo · $855/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $836

Break-even live

Break-even rent $273

Max offer price $25,460

Occupancy floor 32%

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: $6,365
• Closing costs: $764
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 S Bellevue St Unit 4 Jackson, MO	2.0	1.5	1000	$1,150	$1.15	43d	1	0.49mi

Listing history 12 events

1. 2026-06-19
   days on market $25,460 Active 15 DOM
2. 2026-06-18
   days on market $25,460 Active 14 DOM
3. 2026-06-17
   days on market $25,460 Active 13 DOM
4. 2026-06-16
   days on market $25,460 Active 12 DOM
5. 2026-06-15
   days on market $25,460 Active 11 DOM
6. 2026-06-14
   days on market $25,460 Active 9 DOM
7. 2026-06-13
   days on market $25,460 Active 8 DOM
8. 2026-06-10
   days on market $25,460 Active 6 DOM
9. 2026-06-09
   days on market $25,460 Active 5 DOM
10. 2026-06-08
    days on market $25,460 Active 4 DOM
11. 2026-06-07
    remarks 689-char remark
12. 2026-06-07
    listed $25,460 Active 3 DOM

ⓘ 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: $855 · $71/mo
• Projected year-2 tax: $855 · $71/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: $15,976
• − Mortgage interest: −$1,426
• − Property taxes: −$855
• − Insurance: −$127
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$741
• Taxable income: $10,271
• Est. tax owed @ 24.0%: −$2,465
• After-tax cash flow: $7,572/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

1 event — show timeline

• 2026-06-04 Listed $25,460 MARIS as Distributed by MLS Grid

Property tax history

+1.2%/yr

Latest (2025): $855 · +5.1% YoY. Source: county tax records.