337 Cottonwood Br · Richland, MO 65556

$79,900

2 bd · 1.0 ba · 1,344 sqft · Other public records · 7 Days on market

Built 1979 0.48 ac lot $59/sqft · 43% below area Est $140k · 43% under

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Why this score? — see what drove the A- 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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +8.3/10.0
• 1% rule +7.0/10.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Tucked away on nearly half an acre, 337 Cottonwood Branch Rd offers a peaceful setting with room to make it your own. This 2 bed, 1 bath home features over 1,300 sq ft of living space along with an attached carport for convenient covered parking. The property is serviced by a private well and septic, with propane providing fuel for the stove and heating. Home is being sold as-is and will require cash or conventional financing. Whether you’re looking for an affordable primary residence, rental opportunity, or a project with potential, this property is worth a look. Located in the Richland School District with easy access to town amenities.

Key facts

• Attached carport
• Private well
• Septic

Tags

• NEARLY HALF AN ACRE
• ATTACHED CARPORT
• PRIVATE WELL
• SEPTIC
• PROPANE FUEL
• RICHLAND SCHOOL DISTRICT

Property features AI

Finance

• Other: No additional financial amenities provided
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA details provided

Exterior

• Parking: Carport with 1 space
• Security: No security details provided
• Utilities: Well water; Septic tank; Electricity (single phase); Electricity connected; Propane connected; Water connected; Sewer connected
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Some trees on the lot

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Two bedrooms on the main level
• Flooring: No flooring details provided
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Propane heating; Attic fan; Window AC units
• Interior features: Living room fireplace
• Laundry & utility: No laundry appliance details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($961 rent vs $80k).

Location & tenants

• Location reads 59/100 on livability (#569 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Richland R-IV (rural): math 30% / reading 48% proficiency, ranked #171 of 324 in MO (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Richland Elem. (math 32% / reading 52%, grade F, #481 of 1,115 statewide, top 46%, 257 students, 100% FRL); Richland High (math 27% / reading 47%, grade F, #291 of 521 statewide, top 60%, 204 students, 50% FRL) — zoned schools average 75% FRL vs 53% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 54 active listings in the ZIP; 272 units permitted in Camden County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($552 loan paydown + $5k appreciation (6.6% local appreciation)).
• Camden County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1979 — 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. 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?
4. Crime grade is D 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: 1.20% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.87%
• DSCR: 1.66
• GRM: 6.9

CMA / ARV

• ARV (median comp): $140,099
• List price: $79,900
• Delta: -42.97%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

6.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.9%
• Equity multiple: 2.95×
• Total profit: $43,583
• Equity at exit: $53,294

10-year hold

• IRR: 26.6%
• Equity multiple: 6.08×
• Total profit: $113,656
• Equity at exit: $99,408

Cash invested: $22,372 (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 65556

• Home prices YoY: 3.5%
• Active inventory: 54
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $961 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$30 /mo · $357/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $277

Break-even live

Break-even rent $610

Max offer price $79,900

Occupancy floor 66%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-06
   status Pending 652-char remark
2. 2026-04-29
   listed $79,900 Active 652-char remark
3. 1979-12-01
   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: $357 · $30/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$418/yr (+$35/mo · 117.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $11,534
• − Mortgage interest: −$4,476
• − Property taxes: −$357
• − Insurance: −$400
• − Repairs & maintenance: −$923
• − Management: −$923
• − Depreciation: −$2,324
• Taxable income: $2,132
• Est. tax owed @ 24.0%: −$512
• After-tax cash flow: $2,816/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: Richland R-IV
• NCES district ID: 2926430
• Math proficiency: 30% ▼ -4.00%
• Reading proficiency: 48% ▲ 6.00%
• Median HH income: $39,740
• Composite: 32.61/100
• National rank: #5671
• State rank: #171 of 324 in MO

Livability — Richland

• Score: 59/100
• State rank: #569
• US rank: #20563

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,019

Population outlook (Camden County) Hauer SSP2

• Today (2025): 44,585 people
• By 2030: 44,476 · -0.2%
• By 2040: 43,513 · -2.4%
• By 2050: 41,705 · -6.5%
• By 2075: 36,903 · -17.2%
• By 2100: 30,164 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 4% Iranian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Camden

• 2024 margin: Solid R (+54.3) · D 22.4% · R 76.7%
• 2008→2024 swing: -25.8pp toward R · 2008: -28.5pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+53.2 2016: R+54.2 2012: R+39.3 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.60%
• Current HPI: 197.128
• 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

4 events — show timeline

• 2026-06-01 Sold (Public Records) — Public Records
• 2026-05-06 Pending — MARIS as Distributed by MLS Grid
• 2026-04-29 Listed $79,900 MARIS as Distributed by MLS Grid
• 1979-12-01 Sold (Public Records) — Public Records

Property tax history

-0.4%/yr

Latest (2025): $357 · -2.5% YoY. Source: county tax records.