616 Greensferry Rd · Jackson, MO 63755

$259,900

3 bd · 2.0 ba · 2,613 sqft · MultiFamily public records · 28 Days on market

Built 1920 0.25 ac lot

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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
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Check out this home and all it offers! This large home has a living room, kitchen, dining room/area, 2 bedrooms, 1 bathroom, and a laundry room/area on each level, with an additional 3/4 bathroom on the main level. The home has some very unique features, including a custom-tray ceiling in the living room, and custom built-ins are located throughout the home including in the hallway, kitchen, laundry room, and primary bedroom on the main level. Major appliances are included for both kitchens. The upstairs has two larger bedrooms and a private entrance on the front and a deck in the rear. The main level has two smaller bedrooms and an enclosed sunroom with a custom design on the floor and ceiling. There's a basement for storage and houses the mechanical room. A separate lot in the backyard is a 2-car garage, with its own 200-amp outlet and a separate entry to a workshop which has heat and air. Alley access in the back which allows for additional parking.

Key facts

• Two kitchens
• Electrical updates
• Updated flooring

Tags

• TWO KITCHENS
• TWO WASHER DRYER SETUPS
• UPDATED FLOORING
• ELECTRICAL UPDATES
• DETACHED TWO CAR GARAGE

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Single-phase electric service; Cable connected; Electricity connected; Natural gas connected; Water connected; Sewer connected
• Home design: Single-family residence; Residential property; Two levels
• Construction: Vinyl siding; Basement present
• Exterior features: Back yard

Interior

• Kitchen: Cooktop; Range; Dishwasher; Disposal; Refrigerator; Freezer
• Bedrooms: 4 bedrooms total — 2 on the main level and 2 on the upper level
• Bathrooms: 3 full bathrooms total — 2 full baths on the main level and 1 full bath on the upper level
• Heating & cooling: Forced air heating (natural gas); Electric cooling
• Interior features: Basement with concrete, partial crawl space, storage space and walk-up access; Cooktop, Dishwasher, Disposal, Freezer, Range, Refrigerator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $994 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $256k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.9% 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; solid renter incomes; 81 units permitted in Cape Girardeau County in 2024 (0 in 5+ unit buildings).
• At $3,221/mo this rent would consume 49% of the median local household income ($79k/yr) (locally 354% 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 $2k of loan paydown is wiped out by about $8k 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 $73k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Watch-outs: built in 1920 — 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 $256,001 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.39%
• DSCR: 1.73
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.49% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.36×
• Total profit: $25,974
• Equity at exit: $38,752

10-year hold

• IRR: 19.2%
• Equity multiple: 2.71×
• Total profit: $124,430
• Equity at exit: $22,471

Cash invested: $72,772 (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: 20.2×

Monthly cashflow live

• Estimated rent: $3,221 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$80 /mo · $956/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $994

Break-even live

Break-even rent $1,963

Max offer price $259,900

Occupancy floor 64%

Sensitivity live

Price	-10% $1,141	-5% $1,067	+0% $994	+5% $920	+10% $847
Rent	-10% $739	-5% $866	+0% $994	+5% $1,121	+10% $1,248
Rate	-1.0pp $1,125	-0.5pp $1,060	base $994	+0.5pp $926	+1.0pp $858

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,222
Total (3 units)			$3,221

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $259,900 Active 28 DOM
2. 2026-06-18
   days on market $259,900 Active 27 DOM
3. 2026-06-17
   days on market $259,900 Active 26 DOM
4. 2026-06-16
   days on market $259,900 Active 25 DOM
5. 2026-06-15
   days on market $259,900 Active 24 DOM
6. 2026-06-14
   days on market $259,900 Active 22 DOM
7. 2026-06-13
   days on market $259,900 Active 21 DOM
8. 2026-06-10
   days on market $259,900 Active 19 DOM
9. 2026-06-09
   days on market $259,900 Active 18 DOM
10. 2026-06-08
    days on market $259,900 Active 17 DOM
11. 2026-06-07
    days on market $259,900 Active 16 DOM
12. 2026-06-02
    days on market $259,900 Active 11 DOM
13. 2026-06-01
    days on market $259,900 Active 10 DOM
14. 2026-05-31
    days on market $259,900 Active 9 DOM
15. 2026-05-30
    days on market $259,900 Active 8 DOM
16. 2026-05-22
    listed $259,900 Active
17. 2025-12-23
    soldstatus Closed 966-char remark

    Show marketing remark (966 chars)

    Check out this home and all it offers! This large home has a living room, kitchen, dining room/area, 2 bedrooms, 1 bathroom, and a laundry room/area on each level, with an additional 3/4 bathroom on the main level. The home has some very unique features, including a custom-tray ceiling in the living room, and custom built-ins are located throughout the home including in the hallway, kitchen, laundry room, and primary bedroom on the main level. Major appliances are included for both kitchens. The upstairs has two larger bedrooms and a private entrance on the front and a deck in the rear. The main level has two smaller bedrooms and an enclosed sunroom with a custom design on the floor and ceiling. There's a basement for storage and houses the mechanical room. A separate lot in the backyard is a 2-car garage, with its own 200-amp outlet and a separate entry to a workshop which has heat and air. Alley access in the back which allows for additional parking.

18. 2025-10-23
    historical Active Under Contract 966-char remark

    Show marketing remark (966 chars)

    Check out this home and all it offers! This large home has a living room, kitchen, dining room/area, 2 bedrooms, 1 bathroom, and a laundry room/area on each level, with an additional 3/4 bathroom on the main level. The home has some very unique features, including a custom-tray ceiling in the living room, and custom built-ins are located throughout the home including in the hallway, kitchen, laundry room, and primary bedroom on the main level. Major appliances are included for both kitchens. The upstairs has two larger bedrooms and a private entrance on the front and a deck in the rear. The main level has two smaller bedrooms and an enclosed sunroom with a custom design on the floor and ceiling. There's a basement for storage and houses the mechanical room. A separate lot in the backyard is a 2-car garage, with its own 200-amp outlet and a separate entry to a workshop which has heat and air. Alley access in the back which allows for additional parking.

19. 2025-08-25
    status Active 966-char remark

    Show marketing remark (966 chars)

    Check out this home and all it offers! This large home has a living room, kitchen, dining room/area, 2 bedrooms, 1 bathroom, and a laundry room/area on each level, with an additional 3/4 bathroom on the main level. The home has some very unique features, including a custom-tray ceiling in the living room, and custom built-ins are located throughout the home including in the hallway, kitchen, laundry room, and primary bedroom on the main level. Major appliances are included for both kitchens. The upstairs has two larger bedrooms and a private entrance on the front and a deck in the rear. The main level has two smaller bedrooms and an enclosed sunroom with a custom design on the floor and ceiling. There's a basement for storage and houses the mechanical room. A separate lot in the backyard is a 2-car garage, with its own 200-amp outlet and a separate entry to a workshop which has heat and air. Alley access in the back which allows for additional parking.

20. 2025-08-25
    price $199,900 966-char remark

    Show marketing remark (966 chars)

    Check out this home and all it offers! This large home has a living room, kitchen, dining room/area, 2 bedrooms, 1 bathroom, and a laundry room/area on each level, with an additional 3/4 bathroom on the main level. The home has some very unique features, including a custom-tray ceiling in the living room, and custom built-ins are located throughout the home including in the hallway, kitchen, laundry room, and primary bedroom on the main level. Major appliances are included for both kitchens. The upstairs has two larger bedrooms and a private entrance on the front and a deck in the rear. The main level has two smaller bedrooms and an enclosed sunroom with a custom design on the floor and ceiling. There's a basement for storage and houses the mechanical room. A separate lot in the backyard is a 2-car garage, with its own 200-amp outlet and a separate entry to a workshop which has heat and air. Alley access in the back which allows for additional parking.

21. 2025-07-11
    listed $218,000 Active 966-char remark

    Show marketing remark (966 chars)

    Check out this home and all it offers! This large home has a living room, kitchen, dining room/area, 2 bedrooms, 1 bathroom, and a laundry room/area on each level, with an additional 3/4 bathroom on the main level. The home has some very unique features, including a custom-tray ceiling in the living room, and custom built-ins are located throughout the home including in the hallway, kitchen, laundry room, and primary bedroom on the main level. Major appliances are included for both kitchens. The upstairs has two larger bedrooms and a private entrance on the front and a deck in the rear. The main level has two smaller bedrooms and an enclosed sunroom with a custom design on the floor and ceiling. There's a basement for storage and houses the mechanical room. A separate lot in the backyard is a 2-car garage, with its own 200-amp outlet and a separate entry to a workshop which has heat and air. Alley access in the back which allows for additional parking.

ⓘ 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: $956 · $80/mo
• Projected year-2 tax: $2,521 · $210/mo
• Expected delta: +$1,565/yr (+$130/mo · 163.8%)

ⓘ 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 · 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,652
• − Mortgage interest: −$14,558
• − Property taxes: −$956
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,092
• − Management: −$3,092
• − Depreciation: −$7,561
• Taxable income: $8,093
• Est. tax owed @ 24.0%: −$1,942
• After-tax cash flow: $9,982/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

+19.2% since first listed

6 events — show timeline

• 2026-05-22 Listed $259,900 MARIS as Distributed by MLS Grid
• 2025-12-23 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2025-10-23 Contingent — MARIS as Distributed by MLS Grid
• 2025-08-25 Relisted — MARIS as Distributed by MLS Grid
• 2025-08-25 Price Changed $199,900 MARIS as Distributed by MLS Grid
• 2025-07-11 Listed $218,000 MARIS as Distributed by MLS Grid

Property tax history

+1.2%/yr

Latest (2025): $956 · +5.1% YoY. Source: county tax records.