1511 Truman St · Poplar Bluff, MO 63901

$60,000

3 bd · 1.0 ba · 908 sqft · Other public records · 5 Days on market

Built 1948 6,412 sqft 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled, 3 bedroom, 1 bath home with hardwood floors! New roof, new kitchen cabinets, new appliances & new mini split heat/air have this adorable home move-in ready ! large back enclosed porch plus sun porch.

Key facts

• Front enclosed porch
• Fenced back yard
• Wood floors

Tags

• WOOD FLOORS
• FRONT ENCLOSED PORCH
• FENCED BACK YARD

Property features AI

Finance

• Other: Seller may consider concessions

Exterior

• Utilities: Public water; Public sewer; 220-volt electric service; Cable available; electricity and sewer connected
• Home design: Single-family residence; One story; Raised foundation; Accessible entrance; Residential ownership (private)
• Construction: Vinyl siding; Asbestos shingle roof; Raised foundation; House structure
• Exterior features: Enclosed front porch; Private backyard; Front yard; Asphalt city street frontage (49')

Interior

• Kitchen: Kitchen on main level (10x10)
• Bedrooms: 3 bedrooms, all on the main level (bed sizes include 11x9, 11x9, and 9x11)
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Other heating; Dual cooling with zoned system
• Interior features: Built-in features; Wood window frames; Smoke detectors
• Laundry & utility: Main-level laundry (21x5)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 15.9% vs local median 4.4% in Poplar Bluff — 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 70/100 on livability (#143 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Poplar Bluff R-I (town): math 38% / reading 47% proficiency, ranked #127 of 324 in MO (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eugene Field Elem. (math 57% / reading 77%, grade B+, #46 of 1,115 statewide, top 5%, 272 students, 99% FRL); Poplar Bluff High (math 22% / reading 42%, grade F, #356 of 521 statewide, top 71%, 1,504 students, 56% FRL) — zoned schools average 78% FRL vs 56% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 274 active listings in the ZIP; 63 units permitted in Butler County in 2024 (48 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Butler County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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 1948 — 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 $60,000

Questions for the listing agent

1. Built in 1948 — 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 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: 1.77% ✓
• Cap rate: 15.86%
• Cash-on-cash: 34.17%
• DSCR: 2.52
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 29.5%
• Equity multiple: 2.23×
• Total profit: $20,729
• Equity at exit: $8,946

10-year hold

• IRR: 36.8%
• Equity multiple: 4.41×
• Total profit: $57,210
• Equity at exit: $5,188

Cash invested: $16,800 (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 63901

• Home prices YoY: -22.4%
• Active inventory: 274
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,059 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$19 /mo · $223/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $478

Break-even live

Break-even rent $453

Max offer price $60,000

Occupancy floor 50%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-21
   listed $60,000 Active
2. 2024-01-16
   soldstatus Closed 214-char remark

   Show marketing remark (214 chars)

   Remodeled, 3 bedroom, 1 bath home with hardwood floors! New roof, new kitchen cabinets, new appliances & new mini split heat/air have this adorable home move-in ready ! large back enclosed porch plus sun porch.

3. 2023-12-20
   status Pending 214-char remark

   Show marketing remark (214 chars)

   Remodeled, 3 bedroom, 1 bath home with hardwood floors! New roof, new kitchen cabinets, new appliances & new mini split heat/air have this adorable home move-in ready ! large back enclosed porch plus sun porch.

4. 2023-12-18
   listed $69,900 Active 214-char remark

   Show marketing remark (214 chars)

   Remodeled, 3 bedroom, 1 bath home with hardwood floors! New roof, new kitchen cabinets, new appliances & new mini split heat/air have this adorable home move-in ready ! large back enclosed porch plus sun porch.

5. 2023-11-17
   status Pending 205-char remark

   Show marketing remark (205 chars)

   Here is an investment opportunity that can be used as a possible rental or flip property. This 3 bed 2 bath home has original hardwood floors, that are still in good condition from being covered by carpet.

6. 2023-11-17
   soldstatus Closed 205-char remark

   Show marketing remark (205 chars)

   Here is an investment opportunity that can be used as a possible rental or flip property. This 3 bed 2 bath home has original hardwood floors, that are still in good condition from being covered by carpet.

7. 2023-10-06
   historical Active Under Contract 205-char remark

   Show marketing remark (205 chars)

   Here is an investment opportunity that can be used as a possible rental or flip property. This 3 bed 2 bath home has original hardwood floors, that are still in good condition from being covered by carpet.

8. 2023-10-06
   status Pending 205-char remark

   Show marketing remark (205 chars)

   Here is an investment opportunity that can be used as a possible rental or flip property. This 3 bed 2 bath home has original hardwood floors, that are still in good condition from being covered by carpet.

9. 2023-10-05
   listed $24,900 Active 205-char remark

   Show marketing remark (205 chars)

   Here is an investment opportunity that can be used as a possible rental or flip property. This 3 bed 2 bath home has original hardwood floors, that are still in good condition from being covered by carpet.

ⓘ 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: $223 · $19/mo
• Projected year-2 tax: $582 · $48/mo
• Expected delta: +$359/yr (+$30/mo · 160.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,709
• − Mortgage interest: −$3,361
• − Property taxes: −$223
• − Insurance: −$300
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$1,745
• Taxable income: $5,046
• Est. tax owed @ 24.0%: −$1,211
• After-tax cash flow: $4,530/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: Poplar Bluff R-I
• NCES district ID: 2925450
• Math proficiency: 38% ▼ -4.00%
• Reading proficiency: 47% ▼ -3.00%
• Median HH income: $35,761
• Composite: 35.17/100
• National rank: #5001
• State rank: #127 of 324 in MO

Livability — Poplar Bluff

• Score: 70/100
• State rank: #143
• US rank: #8135

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poplar Bluff, MO
• City population: 34,920
• Population (ZIP): 34,920

Population outlook (Butler County) Hauer SSP2

• Today (2025): 42,648 people
• By 2030: 42,329 · -0.7%
• By 2040: 41,498 · -2.7%
• By 2050: 40,308 · -5.5%
• By 2075: 36,168 · -15.2%
• By 2100: 28,893 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 6% Black 5% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Lithuanian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Butler

• 2024 margin: Solid R (+63.8) · D 17.7% · R 81.5%
• 2008→2024 swing: -26.4pp toward R · 2008: -37.4pp · 2024: -63.8pp
• All cycles: 2024: R+63.8 2020: R+62.3 2016: R+61.6 2012: R+46.7 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.64%
• Current HPI: 175.3008
• 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

+141.0% since first listed

9 events — show timeline

• 2026-05-21 Listed $60,000 MARIS as Distributed by MLS Grid
• 2024-01-16 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-12-20 Pending — MARIS as Distributed by MLS Grid
• 2023-12-18 Listed $69,900 MARIS as Distributed by MLS Grid
• 2023-11-17 Pending — MARIS as Distributed by MLS Grid
• 2023-11-17 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-10-06 Contingent — MARIS as Distributed by MLS Grid
• 2023-10-06 Pending — MARIS as Distributed by MLS Grid
• 2023-10-05 Listed $24,900 MARIS as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2024): $223 · +0.0% YoY. Source: county tax records.