7200 MO State Hwy 72 · Millersville, MO 63755

$199,000

3 bd · 2.0 ba · 1,248 sqft · SingleFamily · 58 Days on market

Built 2026 0.30 ac lot $159/sqft · 22% below area Est $255k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.9/30.0
• Schools +4.0/10.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Experience the ease of brand-new construction with this soon-to-be-completed home, ready for move-in in just a few weeks. This thoughtfully planned 3-bedroom, 2-bath residence offers efficient living space that feels open, comfortable, and well-balanced. The layout is designed with everyday living in mind, featuring a seamless flow between main living areas and well-proportioned bedrooms. Modern finishes and solid craftsmanship throughout provide a clean, contemporary look while maintaining practical functionality. Ideal for a wide range of buyers, this home offers a low-maintenance lifestyle without sacrificing comfort or style. Take advantage of this opportunity to own a newly built home

Key facts

• 0.3 acre lot
• Built 2026
• Listed 58 days

Property features AI

Finance

• Financial info: Seller may consider concessions; Lease not considered

Exterior

• Parking: Panel doors
• Utilities: Public water; Septic tank sewer; Single-phase electric; Cable available
• Home design: Single-family residence; One-story house; New construction; Central living area
• Construction: Frame construction with vinyl siding; Shingle roof; Attic/crawl hatchway(s) insulated; Blown-in insulation; Ducts professionally air-sealed; Concrete elements
• Exterior features: Awning-covered patio/porch; Exterior lighting; No-step entry; Back yard; Gently rolling lot; Paved road access; Highway frontage

Interior

• Kitchen: Electric cooktop; Dishwasher; Refrigerator; Plumbed for ice maker
• Bedrooms: 3 bedrooms on the main level; Master suite on the main level with attached master bathroom and closet
• Flooring: Concrete floors
• Bathrooms: 2 full bathrooms (both on the main level); Hall bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans for additional cooling
• Interior features: Ceiling fans; Vaulted ceilings; Double-pane windows
• Laundry & utility: Washer hookup (main level); Electric dryer hookup (main level); Laundry/utility room on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-215 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (26.2% below list).
• Recommended offer: $147k (26.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Millersville Attendance Ctr. (44 students, 54% 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); 177 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.

Recommended offer $146,893 (26.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.74% ✗
• Cap rate: 5.00%
• Cash-on-cash: -4.63%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

• ARV (median comp): $254,773
• List price: $199,000
• Delta: -21.89%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
179 Booness Dr	0.12mi	3/2.0	1,411 (+13%)	7mo	$249,900	$177	67

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: -22.5%
• Equity multiple: 0.22×
• Total profit: $-43,670
• Equity at exit: $29,672

10-year hold

• IRR: -13.3%
• Equity multiple: 0.17×
• Total profit: $-46,098
• Equity at exit: $17,206

Cash invested: $55,720 (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: 177
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,469 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-215

Break-even live

Break-even rent $1,741

Max offer price $167,920

Occupancy floor —

Sensitivity live

Price	-10% $-77	-5% $-146	+0% $-215	+5% $-284	+10% $-352
Rent	-10% $-331	-5% $-273	+0% $-215	+5% $-157	+10% $-99
Rate	-1.0pp $-115	-0.5pp $-164	base $-215	+0.5pp $-266	+1.0pp $-319

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $199,000 Active 58 DOM
2. 2026-06-19
   days on market $199,000 Active 56 DOM
3. 2026-06-18
   days on market $199,000 Active 55 DOM
4. 2026-06-17
   days on market $199,000 Active 54 DOM
5. 2026-06-16
   days on market $199,000 Active 53 DOM
6. 2026-06-15
   days on market $199,000 Active 52 DOM
7. 2026-06-14
   days on market $199,000 Active 50 DOM
8. 2026-06-13
   days on market $199,000 Active 49 DOM
9. 2026-06-10
   days on market $199,000 Active 47 DOM
10. 2026-06-09
    days on market $199,000 Active 46 DOM
11. 2026-06-08
    days on market $199,000 Active 45 DOM
12. 2026-06-07
    days on market $199,000 Active 44 DOM
13. 2026-06-02
    days on market $199,000 Active 39 DOM
14. 2026-06-01
    days on market $199,000 Active 38 DOM
15. 2026-05-31
    days on market $199,000 Active 37 DOM
16. 2026-05-30
    days on market $199,000 Active 36 DOM
17. 2026-04-24
    listed $199,000 Active 771-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,627
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$5,789
• Taxable loss: −$6,109
• Est. tax savings @ 24.0%: +$1,466
• After-tax cash flow: $-1,111/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 — Millersville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Cape Girardeau County · 75,175 people
• 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

• 2026-04-24 Listed $199,000 MARIS as Distributed by MLS Grid