217 S Ellis St · Cape Girardeau, MO 63703

$84,900

2 bd · 1.0 ba · 1,058 sqft · SingleFamily public records · 200 Days on market

Built 1914 7,840 sqft lot $80/sqft · 16% below area Est $101k · 16% under ↓ 37% since listing

---

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 +26.2/30.0
• ARV discount +14.6/15.0
• DSCR +8.9/10.0
• 1% rule +6.2/10.0
• 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 investment property!!! 2BR/1BA, currently leased .. call today for appt to see!

Key facts

• 7,840 sq ft lot
• Built 1914
• Listed 200 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($949 rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: employment D+, crime F, amenities 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.
• Zoned schools: Franklin Elem. (math 32% / reading 37%, grade F, #676 of 1,115 statewide, top 66%, 217 students, 0% FRL); Central Jr. High (math 36% / reading 41%, grade F, #202 of 391 statewide, top 54%, 618 students, 0% FRL); Central High (math 36% / reading 47%, grade F, #234 of 521 statewide, top 45%, 1,341 students, 0% FRL) — zoned schools average 0% FRL vs 60% district-wide (60 pts lower); this property's tenant base skews higher-income than the district average.
• 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 200 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.
• 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 $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 200 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 1914 — 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: 1.12% ✓
• Cap rate: 9.37%
• Cash-on-cash: 10.99%
• DSCR: 1.49
• GRM: 7.5

CMA / ARV

• ARV (median comp): $100,857
• List price: $84,900
• Delta: -15.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 S Ellis St	0.00mi	2/1.0	1,058 (0%)	0mo	$84,900	$80	100
128 S Pacific St	0.11mi	2/1.0	1,098 (+4%)	6mo	$149,900	$137	84
926 William St	0.14mi	3/2.0 (+1)	1,075 (+2%)	8mo	$115,000	$107	76
107 S Park St	0.38mi	2/2.0	1,034 (-2%)	2mo	$55,000	$53	73
114 S Pacific St	0.14mi	3/1.0 (+1)	1,200 (+13%)	0mo	$105,000	$88	66
723 S Pacific St	0.52mi	2/1.0	1,092 (+3%)	6mo	$90,500	$83	66
1548 Whitener St	0.72mi	2/1.0	996 (-6%)	2mo	$139,900	$140	55
133 S Park Ave	0.37mi	3/1.0 (+1)	1,168 (+10%)	7mo	$34,000	$29	55
1536 Whitener St	0.71mi	2/2.0	1,008 (-5%)	1mo	$109,900	$109	54
1525 Good Hope St	0.55mi	2/1.0	950 (-10%)	4mo	$109,900	$116	54
1522 Independence St	0.65mi	2/1.0	967 (-9%)	3mo	$79,900	$83	53
119 S Spanish St	0.51mi	1/1.0 (-1)	1,216 (+15%)	2mo	$102,000	$84	44

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $93
• Equity at exit: $12,659

10-year hold

• IRR: 9.7%
• Equity multiple: 1.75×
• Total profit: $17,861
• Equity at exit: $7,341

Cash invested: $23,772 (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 63703

• Home prices YoY: -29.3%
• Active inventory: 41
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $949 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$51 /mo · $615/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $218

Break-even live

Break-even rent $673

Max offer price $84,900

Occupancy floor 72%

Sensitivity live

Price	-10% $266	-5% $242	+0% $218	+5% $194	+10% $170
Rent	-10% $143	-5% $180	+0% $218	+5% $255	+10% $293
Rate	-1.0pp $261	-0.5pp $239	base $218	+0.5pp $196	+1.0pp $173

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
Cape Girardeau Cape Girardeau, MO	1.0–3.0	1.0–2.0	931	$800	$0.86	45d	7	0.69mi

Listing history 5 events

1. 2026-05-08
   status Pending 85-char remark

   Show marketing remark (85 chars)

   Great investment property!!! 2BR/1BA, currently leased .. call today for appt to see!

2. 2025-10-20
   listed $84,900 Active 85-char remark

   Show marketing remark (85 chars)

   Great investment property!!! 2BR/1BA, currently leased .. call today for appt to see!

3. 2021-09-30
   soldstatus Closed 155-char remark

   Show marketing remark (155 chars)

   Great investment! This home is being SOLD as a package deal..along with 803 & 805 William…& 211 S. Ellis, CAPE GIRARDEAU for $134,500 TOTAL

4. 2021-08-23
   status Pending 155-char remark

   Show marketing remark (155 chars)

   Great investment! This home is being SOLD as a package deal..along with 803 & 805 William…& 211 S. Ellis, CAPE GIRARDEAU for $134,500 TOTAL

5. 2021-08-19
   listed $134,500 Active 155-char remark

   Show marketing remark (155 chars)

   Great investment! This home is being SOLD as a package deal..along with 803 & 805 William…& 211 S. Ellis, CAPE GIRARDEAU for $134,500 TOTAL

ⓘ 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: $615 · $51/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$209/yr (+$17/mo · 34.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,386
• − Mortgage interest: −$4,756
• − Property taxes: −$615
• − Insurance: −$424
• − Repairs & maintenance: −$911
• − Management: −$911
• − Depreciation: −$2,470
• Taxable income: $1,300
• Est. tax owed @ 24.0%: −$312
• After-tax cash flow: $2,301/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

-36.9% since first listed

5 events — show timeline

• 2026-05-08 Pending — MARIS as Distributed by MLS Grid
• 2025-10-20 Listed $84,900 MARIS as Distributed by MLS Grid
• 2021-09-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-08-23 Pending — MARIS as Distributed by MLS Grid
• 2021-08-19 Listed $134,500 MARIS as Distributed by MLS Grid

Property tax history

+4.9%/yr

Latest (2025): $615 · +5.3% YoY. Source: county tax records.