617 S Pacific St · Cape Girardeau, MO 63703

$75,000

3 bd · 1.0 ba · 2,283 sqft · SingleFamily public records · 39 Days on market

Built 1900 7,492 sqft lot $33/sqft · 16% above area Est $72k · at est. ↓ 6% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.5/15.0
• 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

If you’ve been looking for a home with good bones and the opportunity to build equity, this is it. This charming home features original hardwood floors, classic trim, a newer roof, and timeless details you don’t see anymore. From the arched openings to the spacious layout, there’s a strong foundation here to make it your own. The kitchen offers plenty of cabinet storage and the space to create something truly special. Upstairs provides extra flexibility for a bedroom, office, or creative space, plus a large floored attic that’s currently unfinished and ready for future expansion. Outside, you’ll find a covered front porch, private drive with a carport, and a manageable yard. The unfinished basement offers additional space for storage and utilities.

Key facts

• Newer roof
• Arched openings
• Large floored attic

Tags

• ORIGINAL HARDWOOD FLOORS
• NEWER ROOF
• ARCHED OPENINGS
• SPACIOUS LAYOUT
• PLENTY OF CABINET STORAGE
• LARGE FLOORED ATTIC

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $553 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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; lower-income renter base — watch delinquency; 81 units permitted in Cape Girardeau County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($39k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.70% ✓
• Cap rate: 15.14%
• Cash-on-cash: 31.58%
• DSCR: 2.41
• GRM: 4.9

CMA / ARV

• ARV (median comp): $71,815
• List price: $75,000
• Delta: 4.43%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
617 S Pacific St	0.00mi	3/1.0	2,529 (+11%)	1mo	$75,000	$30	81
1506 Jefferson Ave	0.52mi	3/2.0	2,320 (+2%)	3mo	$219,000	$94	67
1317 Bloomfield St	0.43mi	3/1.0	2,174 (-5%)	6mo	$139,000	$64	67
718 Morgan Oak St	0.29mi	4/1.5 (+1)	2,152 (-6%)	4mo	$99,900	$46	66
622 S Park Ave	0.30mi	3/1.0	2,112 (-8%)	10mo	$109,900	$52	65
1210 S Sprigg St	0.54mi	3/1.5	2,352 (+3%)	12mo	$80,000	$34	58
1219 Merriwether St	0.62mi	3/2.5	2,201 (-4%)	6mo	$120,000	$55	54
229 S West End Blvd	0.53mi	3/2.5	2,488 (+9%)	2mo	$195,000	$78	53
1610 Bloomfield Rd	0.63mi	3/1.5	2,424 (+6%)	8mo	$199,900	$82	52
1819 College St	0.72mi	2/1.0 (-1)	2,340 (+2%)	9mo	$134,900	$58	49
1425 Cousin St	0.45mi	4/2.0 (+1)	2,138 (-6%)	15mo	$50,000	$23	47
1201 Good Hope St	0.43mi	4/2.0 (+1)	1,940 (-15%)	15mo	$35,000	$18	34

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: 26.5%
• Equity multiple: 2.10×
• Total profit: $23,030
• Equity at exit: $11,183

10-year hold

• IRR: 34.1%
• Equity multiple: 4.11×
• Total profit: $65,300
• Equity at exit: $6,485

Cash invested: $21,000 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,273 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$29 /mo · $343/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $553

Break-even live

Break-even rent $574

Max offer price $75,000

Occupancy floor 52%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-14
   status Pending 789-char remark

   Show marketing remark (789 chars)

   If you’ve been looking for a home with good bones and the opportunity to build equity, this is it. This charming home features original hardwood floors, classic trim, a newer roof, and timeless details you don’t see anymore. From the arched openings to the spacious layout, there’s a strong foundation here to make it your own. The kitchen offers plenty of cabinet storage and the space to create something truly special. Upstairs provides extra flexibility for a bedroom, office, or creative space, plus a large floored attic that’s currently unfinished and ready for future expansion. Outside, you’ll find a covered front porch, private drive with a carport, and a manageable yard. The unfinished basement offers additional space for storage and utilities.

2. 2026-05-01
   price $75,000 789-char remark

   Show marketing remark (789 chars)

   If you’ve been looking for a home with good bones and the opportunity to build equity, this is it. This charming home features original hardwood floors, classic trim, a newer roof, and timeless details you don’t see anymore. From the arched openings to the spacious layout, there’s a strong foundation here to make it your own. The kitchen offers plenty of cabinet storage and the space to create something truly special. Upstairs provides extra flexibility for a bedroom, office, or creative space, plus a large floored attic that’s currently unfinished and ready for future expansion. Outside, you’ll find a covered front porch, private drive with a carport, and a manageable yard. The unfinished basement offers additional space for storage and utilities.

3. 2026-04-06
   listed $80,000 Active 789-char remark

   Show marketing remark (789 chars)

   If you’ve been looking for a home with good bones and the opportunity to build equity, this is it. This charming home features original hardwood floors, classic trim, a newer roof, and timeless details you don’t see anymore. From the arched openings to the spacious layout, there’s a strong foundation here to make it your own. The kitchen offers plenty of cabinet storage and the space to create something truly special. Upstairs provides extra flexibility for a bedroom, office, or creative space, plus a large floored attic that’s currently unfinished and ready for future expansion. Outside, you’ll find a covered front porch, private drive with a carport, and a manageable yard. The unfinished basement offers additional space for storage and utilities.

ⓘ 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: $343 · $29/mo
• Projected year-2 tax: $728 · $61/mo
• Expected delta: +$384/yr (+$32/mo · 112.0%)

ⓘ 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 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: $15,279
• − Mortgage interest: −$4,201
• − Property taxes: −$343
• − Insurance: −$375
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − Depreciation: −$2,182
• Taxable income: $5,733
• Est. tax owed @ 24.0%: −$1,376
• After-tax cash flow: $5,257/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

-6.2% since first listed

3 events — show timeline

• 2026-05-14 Pending — MARIS as Distributed by MLS Grid
• 2026-05-01 Price Changed $75,000 MARIS as Distributed by MLS Grid
• 2026-04-06 Listed $80,000 MARIS as Distributed by MLS Grid

Property tax history

+1.2%/yr

Latest (2025): $343 · +5.4% YoY. Source: county tax records.