208 Market St · Millersville, MO 63766

$103,200

2 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 203 Days on market

Built 1957 0.52 ac lot $103/sqft · 10% below area Est $115k · 10% under ↓ 17% since listing

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Why this score? — see what drove the C 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 +17.9/30.0
• ARV discount +12.0/15.0
• DSCR +5.6/10.0
• Appreciation +5.6/10.0
• Schools +4.0/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming 2-bedroom, 1-bathroom ranch offers comfort, style, and convenience—all on a spacious level lot perfect for outdoor living and future possibilities. Inside you will find hardwood flooring throughout and a bright, open layout. The updated kitchen features solid surface countertops, new appliances, and modern finishes, making it both functional and stylish. Whether you're relaxing indoors or enjoying the expansive yard, this home provides the perfect blend of charm and practicality. Schedule your showing today! Sold As-Is. Seller to do no Inspections, make any warranties, or provide any repairs* The seller reserves the right to accept the offer of their choice regardless of the order in which they are received, counter offered, or presented from a multiple offer situation.

Key facts

• Hardwood flooring
• Expansive yard
• New appliances

Tags

• HARDWOOD FLOORING
• UPDATED KITCHEN
• SOLID SURFACE COUNTERTOPS
• NEW APPLIANCES
• EXPANSIVE YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $103k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $89k (14.0% below list).
• Recommended offer: $89k (14.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — 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.
• Market conditions: 4 active listings in the ZIP; 81 units permitted in Cape Girardeau County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($713 loan paydown + $1k appreciation (1.1% local appreciation)).
• Cape Girardeau County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 203 days — a 12% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y ago; this cycle's ask has dropped $26k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $88,784 (14.0% below list)

Questions for the listing agent

1. It's been on market 203 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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. 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: 0.86% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.60%
• DSCR: 1.16
• GRM: 9.7

CMA / ARV

• ARV (median comp): $114,593
• List price: $103,200
• Delta: -9.94%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
192 Market St	0.22mi	2/2.0	962 (-4%)	2mo	$130,000	$135	78

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.28×
• Total profit: $8,140
• Equity at exit: $36,010

10-year hold

• IRR: 9.6%
• Equity multiple: 2.19×
• Total profit: $34,299
• Equity at exit: $48,461

Cash invested: $28,896 (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 63766

• Home prices YoY: 0.7%
• Active inventory: 4
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $888 medium
• Mortgage (P&I): −$541
• Tax from tax record: −$30 /mo · $365/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $87

Break-even live

Break-even rent $778

Max offer price $103,200

Occupancy floor 85%

Sensitivity live

Price	-10% $145	-5% $116	+0% $87	+5% $58	+10% $28
Rent	-10% $17	-5% $52	+0% $87	+5% $122	+10% $157
Rate	-1.0pp $139	-0.5pp $113	base $87	+0.5pp $60	+1.0pp $33

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: $25,800
• Closing costs: $3,096
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-05-01
   price $103,200 805-char remark

   Show marketing remark (805 chars)

   This charming 2-bedroom, 1-bathroom ranch offers comfort, style, and convenience—all on a spacious level lot perfect for outdoor living and future possibilities. Inside you will find hardwood flooring throughout and a bright, open layout. The updated kitchen features solid surface countertops, new appliances, and modern finishes, making it both functional and stylish. Whether you're relaxing indoors or enjoying the expansive yard, this home provides the perfect blend of charm and practicality. Schedule your showing today! Sold As-Is. Seller to do no Inspections, make any warranties, or provide any repairs* The seller reserves the right to accept the offer of their choice regardless of the order in which they are received, counter offered, or presented from a multiple offer situation.

2. 2026-04-28
   status Active 805-char remark

   Show marketing remark (805 chars)

   This charming 2-bedroom, 1-bathroom ranch offers comfort, style, and convenience—all on a spacious level lot perfect for outdoor living and future possibilities. Inside you will find hardwood flooring throughout and a bright, open layout. The updated kitchen features solid surface countertops, new appliances, and modern finishes, making it both functional and stylish. Whether you're relaxing indoors or enjoying the expansive yard, this home provides the perfect blend of charm and practicality. Schedule your showing today! Sold As-Is. Seller to do no Inspections, make any warranties, or provide any repairs* The seller reserves the right to accept the offer of their choice regardless of the order in which they are received, counter offered, or presented from a multiple offer situation.

3. 2026-02-11
   status Pending 805-char remark

   Show marketing remark (805 chars)

   This charming 2-bedroom, 1-bathroom ranch offers comfort, style, and convenience—all on a spacious level lot perfect for outdoor living and future possibilities. Inside you will find hardwood flooring throughout and a bright, open layout. The updated kitchen features solid surface countertops, new appliances, and modern finishes, making it both functional and stylish. Whether you're relaxing indoors or enjoying the expansive yard, this home provides the perfect blend of charm and practicality. Schedule your showing today! Sold As-Is. Seller to do no Inspections, make any warranties, or provide any repairs* The seller reserves the right to accept the offer of their choice regardless of the order in which they are received, counter offered, or presented from a multiple offer situation.

4. 2026-01-12
   status Active 805-char remark

   Show marketing remark (805 chars)

   This charming 2-bedroom, 1-bathroom ranch offers comfort, style, and convenience—all on a spacious level lot perfect for outdoor living and future possibilities. Inside you will find hardwood flooring throughout and a bright, open layout. The updated kitchen features solid surface countertops, new appliances, and modern finishes, making it both functional and stylish. Whether you're relaxing indoors or enjoying the expansive yard, this home provides the perfect blend of charm and practicality. Schedule your showing today! Sold As-Is. Seller to do no Inspections, make any warranties, or provide any repairs* The seller reserves the right to accept the offer of their choice regardless of the order in which they are received, counter offered, or presented from a multiple offer situation.

5. 2025-12-31
   status Active 805-char remark

   Show marketing remark (805 chars)

   This charming 2-bedroom, 1-bathroom ranch offers comfort, style, and convenience—all on a spacious level lot perfect for outdoor living and future possibilities. Inside you will find hardwood flooring throughout and a bright, open layout. The updated kitchen features solid surface countertops, new appliances, and modern finishes, making it both functional and stylish. Whether you're relaxing indoors or enjoying the expansive yard, this home provides the perfect blend of charm and practicality. Schedule your showing today! Sold As-Is. Seller to do no Inspections, make any warranties, or provide any repairs* The seller reserves the right to accept the offer of their choice regardless of the order in which they are received, counter offered, or presented from a multiple offer situation.

6. 2025-12-11
   status Active 805-char remark

   Show marketing remark (805 chars)

   This charming 2-bedroom, 1-bathroom ranch offers comfort, style, and convenience—all on a spacious level lot perfect for outdoor living and future possibilities. Inside you will find hardwood flooring throughout and a bright, open layout. The updated kitchen features solid surface countertops, new appliances, and modern finishes, making it both functional and stylish. Whether you're relaxing indoors or enjoying the expansive yard, this home provides the perfect blend of charm and practicality. Schedule your showing today! Sold As-Is. Seller to do no Inspections, make any warranties, or provide any repairs* The seller reserves the right to accept the offer of their choice regardless of the order in which they are received, counter offered, or presented from a multiple offer situation.

7. 2025-11-21
   status Pending 805-char remark

   Show marketing remark (805 chars)

   This charming 2-bedroom, 1-bathroom ranch offers comfort, style, and convenience—all on a spacious level lot perfect for outdoor living and future possibilities. Inside you will find hardwood flooring throughout and a bright, open layout. The updated kitchen features solid surface countertops, new appliances, and modern finishes, making it both functional and stylish. Whether you're relaxing indoors or enjoying the expansive yard, this home provides the perfect blend of charm and practicality. Schedule your showing today! Sold As-Is. Seller to do no Inspections, make any warranties, or provide any repairs* The seller reserves the right to accept the offer of their choice regardless of the order in which they are received, counter offered, or presented from a multiple offer situation.

8. 2025-10-07
   status Active 805-char remark

   Show marketing remark (805 chars)

   This charming 2-bedroom, 1-bathroom ranch offers comfort, style, and convenience—all on a spacious level lot perfect for outdoor living and future possibilities. Inside you will find hardwood flooring throughout and a bright, open layout. The updated kitchen features solid surface countertops, new appliances, and modern finishes, making it both functional and stylish. Whether you're relaxing indoors or enjoying the expansive yard, this home provides the perfect blend of charm and practicality. Schedule your showing today! Sold As-Is. Seller to do no Inspections, make any warranties, or provide any repairs* The seller reserves the right to accept the offer of their choice regardless of the order in which they are received, counter offered, or presented from a multiple offer situation.

9. 2025-08-20
   status Pending 805-char remark

   Show marketing remark (805 chars)

   This charming 2-bedroom, 1-bathroom ranch offers comfort, style, and convenience—all on a spacious level lot perfect for outdoor living and future possibilities. Inside you will find hardwood flooring throughout and a bright, open layout. The updated kitchen features solid surface countertops, new appliances, and modern finishes, making it both functional and stylish. Whether you're relaxing indoors or enjoying the expansive yard, this home provides the perfect blend of charm and practicality. Schedule your showing today! Sold As-Is. Seller to do no Inspections, make any warranties, or provide any repairs* The seller reserves the right to accept the offer of their choice regardless of the order in which they are received, counter offered, or presented from a multiple offer situation.

10. 2025-06-06
    listed $129,000 Active 805-char remark

    Show marketing remark (805 chars)

    This charming 2-bedroom, 1-bathroom ranch offers comfort, style, and convenience—all on a spacious level lot perfect for outdoor living and future possibilities. Inside you will find hardwood flooring throughout and a bright, open layout. The updated kitchen features solid surface countertops, new appliances, and modern finishes, making it both functional and stylish. Whether you're relaxing indoors or enjoying the expansive yard, this home provides the perfect blend of charm and practicality. Schedule your showing today! Sold As-Is. Seller to do no Inspections, make any warranties, or provide any repairs* The seller reserves the right to accept the offer of their choice regardless of the order in which they are received, counter offered, or presented from a multiple offer situation.

11. 2024-06-27
    historical
12. 2024-03-11
    historical Active Under Contract
13. 2024-01-25
    listed $149,900 Active
14. 2021-04-09
    soldstatus
15. 2021-04-08
    soldstatus Closed
16. 2021-03-19
    status Pending
17. 2020-12-21
    status Pending
18. 2020-12-09
    listed $124,000 Active
19. 2016-08-01
    soldstatus

ⓘ 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: $365 · $30/mo
• Projected year-2 tax: $1,001 · $83/mo
• Expected delta: +$636/yr (+$53/mo · 174.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,654
• − Mortgage interest: −$5,781
• − Property taxes: −$365
• − Insurance: −$516
• − Repairs & maintenance: −$852
• − Management: −$852
• − Depreciation: −$3,002
• Taxable loss: −$715
• Est. tax savings @ 24.0%: +$172
• After-tax cash flow: $1,213/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

• Census place: Millersville, MO
• Population (ZIP): 1,830

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Iranian 8% Slovak 2% Italian 2%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 1.14%
• Current HPI: 167.1466
• 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

-16.8% since first listed

19 events — show timeline

• 2026-05-01 Price Changed $103,200 MARIS as Distributed by MLS Grid
• 2026-04-28 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-11 Pending — MARIS as Distributed by MLS Grid
• 2026-01-12 Relisted — MARIS as Distributed by MLS Grid
• 2025-12-31 Relisted — MARIS as Distributed by MLS Grid
• 2025-12-11 Relisted — MARIS as Distributed by MLS Grid
• 2025-11-21 Pending — MARIS as Distributed by MLS Grid
• 2025-10-07 Relisted — MARIS as Distributed by MLS Grid
• 2025-08-20 Pending — MARIS as Distributed by MLS Grid
• 2025-06-06 Listed $129,000 MARIS as Distributed by MLS Grid
• 2024-06-27 Delisted — MARIS as Distributed by MLS Grid
• 2024-03-11 Contingent — MARIS as Distributed by MLS Grid
• 2024-01-25 Listed $149,900 MARIS as Distributed by MLS Grid
• 2021-04-09 Sold (Public Records) — Public Records
• 2021-04-08 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-03-19 Pending — MARIS as Distributed by MLS Grid
• 2020-12-21 Pending — MARIS as Distributed by MLS Grid
• 2020-12-09 Listed $124,000 MARIS as Distributed by MLS Grid
• 2016-08-01 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $365 · +5.2% YoY. Source: county tax records.