410 E 8th St · Caruthersville, MO 63830

$55,000

3 bd · 2.0 ba · 1,450 sqft · Other public records · 108 Days on market

Built 1940 9,147 sqft lot $38/sqft · 27% below area Est $75k · 27% under ↓ 12% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

*PRICE REDUCED* 1940's Home that has been well maintained by the owner. Open space of the living room and dining room gives this home a modern feel. Original hardwood floor and tall ceilings keep the original character of the home. 3 Bedrooms, 2 bathrooms, 2 walk in closets. Plenty of cabinet space in the kitchen. The newly updated boiler heat system offers efficient and affordable heat. Fenced in backyard. Offered for Conventional loan or Cash purchase. Lot Size 50X183.5

Key facts

• Tall ceilings
• Fenced in backyard
• 9,147 sq ft lot

Tags

• ORIGINAL HARDWOOD FLOOR
• TALL CEILINGS
• FENCED IN BACKYARD
• PLENTY OF CABINET SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#780 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Caruthersville 18 (town): math 14% / reading 24% proficiency, ranked #307 of 324 in MO (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Caruthersville Elementary (math 21% / reading 23%, grade F, #910 of 1,115 statewide, top 83%, 496 students, 99% FRL); Caruthersville Middle (math 11% / reading 20%, grade F, #359 of 391 statewide, top 92%, 188 students, 98% FRL); Caruthersville High (math 2% / reading 44%, grade F, #453 of 521 statewide, top 87%, 258 students, 99% FRL) — zoned schools average 99% FRL vs 69% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 11 active listings in the ZIP; 17 units permitted in Pemiscot County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.3%/yr); year-one equity from $380 of loan paydown is wiped out by about $716 of value loss. Plan a longer hold.
• Pemiscot County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.3% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 1.99% ✓
• Cap rate: 17.76%
• Cash-on-cash: 40.94%
• DSCR: 2.82
• GRM: 4.2

CMA / ARV

• ARV (median comp): $75,007
• List price: $55,000
• Delta: -26.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-1.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.1%
• Equity multiple: 2.85×
• Total profit: $28,564
• Equity at exit: $12,482

10-year hold

• IRR: 44.5%
• Equity multiple: 5.65×
• Total profit: $71,644
• Equity at exit: $12,442

Cash invested: $15,400 (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 63830

• Home prices YoY: -1.3%
• Active inventory: 11
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$28 /mo · $331/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $525

Break-even live

Break-even rent $429

Max offer price $55,000

Occupancy floor 47%

Sensitivity live

Price	-10% $556	-5% $541	+0% $525	+5% $510	+10% $494
Rent	-10% $439	-5% $482	+0% $525	+5% $569	+10% $612
Rate	-1.0pp $553	-0.5pp $539	base $525	+0.5pp $511	+1.0pp $497

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $55,000 Active 108 DOM
2. 2026-06-21
   remarks 515-char remark
3. 2026-06-21
   days on market $55,000 Active 107 DOM
4. 2026-06-18
   days on market $55,000 Active 105 DOM
5. 2026-06-17
   days on market $55,000 Active 104 DOM
6. 2026-06-16
   days on market $55,000 Active 103 DOM
7. 2026-06-15
   days on market $55,000 Active 102 DOM
8. 2026-06-13
   days on market $55,000 Active 100 DOM
9. 2026-06-12
   days on market $55,000 Active 99 DOM
10. 2026-06-09
    days on market $55,000 Active 96 DOM
11. 2026-06-08
    days on market $55,000 Active 95 DOM
12. 2026-06-07
    days on market $55,000 Active 94 DOM
13. 2026-06-07
    days on market $55,000 Active 93 DOM
14. 2026-06-04
    days on market $55,000 Active 90 DOM
15. 2026-06-02
    days on market $55,000 Active 89 DOM
16. 2026-06-01
    days on market $55,000 Active 88 DOM
17. 2026-05-31
    days on market $55,000 Active 87 DOM
18. 2026-05-05
    price $55,000 476-char remark

    Show marketing remark (476 chars)

    *PRICE REDUCED* 1940's Home that has been well maintained by the owner. Open space of the living room and dining room gives this home a modern feel. Original hardwood floor and tall ceilings keep the original character of the home. 3 Bedrooms, 2 bathrooms, 2 walk in closets. Plenty of cabinet space in the kitchen. The newly updated boiler heat system offers efficient and affordable heat. Fenced in backyard. Offered for Conventional loan or Cash purchase. Lot Size 50X183.5

19. 2026-04-01
    price $61,000 476-char remark

    Show marketing remark (476 chars)

    *PRICE REDUCED* 1940's Home that has been well maintained by the owner. Open space of the living room and dining room gives this home a modern feel. Original hardwood floor and tall ceilings keep the original character of the home. 3 Bedrooms, 2 bathrooms, 2 walk in closets. Plenty of cabinet space in the kitchen. The newly updated boiler heat system offers efficient and affordable heat. Fenced in backyard. Offered for Conventional loan or Cash purchase. Lot Size 50X183.5

20. 2026-03-05
    listed $62,500 Active 476-char remark

    Show marketing remark (476 chars)

    *PRICE REDUCED* 1940's Home that has been well maintained by the owner. Open space of the living room and dining room gives this home a modern feel. Original hardwood floor and tall ceilings keep the original character of the home. 3 Bedrooms, 2 bathrooms, 2 walk in closets. Plenty of cabinet space in the kitchen. The newly updated boiler heat system offers efficient and affordable heat. Fenced in backyard. Offered for Conventional loan or Cash purchase. Lot Size 50X183.5

ⓘ 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: $331 · $28/mo
• Projected year-2 tax: $534 · $44/mo
• Expected delta: +$202/yr (+$17/mo · 61.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $13,129
• − Mortgage interest: −$3,081
• − Property taxes: −$331
• − Insurance: −$275
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$1,600
• Taxable income: $5,741
• Est. tax owed @ 24.0%: −$1,378
• After-tax cash flow: $4,926/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: Caruthersville 18
• NCES district ID: 2907470
• Math proficiency: 14% ▼ -5.00%
• Reading proficiency: 24% ▼ -6.00%
• Median HH income: $29,187
• Composite: 15.06/100
• National rank: #9349
• State rank: #307 of 324 in MO

Livability — Caruthersville

• Score: 54/100
• State rank: #780
• US rank: #23872

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Caruthersville, MO
• Population (ZIP): 6,315

Population outlook (Pemiscot County) Hauer SSP2

• Today (2025): 15,803 people
• By 2030: 14,934 · -5.5%
• By 2040: 13,246 · -16.2%
• By 2050: 11,669 · -26.2%
• By 2075: 8,426 · -46.7%
• By 2100: 6,057 · -61.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 30% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Pemiscot

• 2024 margin: Solid R (+49.1) · D 25.3% · R 74.3%
• 2008→2024 swing: -35.9pp toward R · 2008: -13.1pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+44.6 2016: R+33.5 2012: R+14.6 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.30%
• Current HPI: 99.2828
• 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

-12.0% since first listed

3 events — show timeline

• 2026-05-05 Price Changed $55,000 MARIS as Distributed by MLS Grid
• 2026-04-01 Price Changed $61,000 MARIS as Distributed by MLS Grid
• 2026-03-05 Listed $62,500 MARIS as Distributed by MLS Grid

Property tax history

+0.7%/yr

Latest (2025): $331 · -1.8% YoY. Source: county tax records.