804 Richeson Rd · Potosi, MO 63664

$92,500

3 bd · 1.0 ba · 894 sqft · Other public records · 60 Days on market

Built 1943 0.30 ac lot $103/sqft · 34% below area Est $141k · 34% under ↓ 12% since listing

---

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 +24.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.8/10.0
• 1% rule +5.2/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great Investment or a great place to call home! This 3 bedroom 1 bath home sits on a large lot with mature trees, garage and large carport that will hold 2 cars. Home needs some updating but its a sturdy home with hardwood floors under the carpet in most rooms. There is a main floor laundry room and newer windows in the home. Home has a country kitchen with tons of potential. Small deck off of the kitchen, which overlooks the back yard.

Key facts

• Large lot
• Newer windows
• Mature trees

Tags

• LARGE LOT
• MATURE TREES
• MAIN FLOOR LAUNDRY ROOM
• NEWER WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $92k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($939 rent vs $92k).
• Recommended offer: $90k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 2.7% in Potosi — 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 65/100 on livability (#287 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety B+; Watch: schools D+, crime F, amenities D-.
• Potosi R-III (town): math 44% / reading 56% proficiency, ranked #53 of 324 in MO (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 82 active listings in the ZIP.

Forward outlook

• In year one you build about $10k of equity ($640 loan paydown + $9k appreciation (10.0% local appreciation)).
• Washington County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($90k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,725 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 1.02% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.55%
• DSCR: 1.38
• GRM: 8.2

CMA / ARV

• ARV (median comp): $141,075
• List price: $92,500
• Delta: -34.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.5%
• Equity multiple: 3.40×
• Total profit: $62,099
• Equity at exit: $83,331

10-year hold

• IRR: 26.4%
• Equity multiple: 7.70×
• Total profit: $173,554
• Equity at exit: $179,707

Cash invested: $25,900 (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 63664

• Home prices YoY: 25.1%
• Active inventory: 82
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $939 medium
• Mortgage (P&I): −$485
• Tax from tax record: −$34 /mo · $404/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $185

Break-even live

Break-even rent $705

Max offer price $92,500

Occupancy floor 75%

Sensitivity live

Price	-10% $237	-5% $211	+0% $185	+5% $158	+10% $132
Rent	-10% $110	-5% $148	+0% $185	+5% $222	+10% $259
Rate	-1.0pp $231	-0.5pp $208	base $185	+0.5pp $161	+1.0pp $136

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $92,500 Active 60 DOM
2. 2026-06-21
   days on market $92,500 Active 59 DOM
3. 2026-06-18
   days on market $92,500 Active 57 DOM
4. 2026-06-17
   days on market $92,500 Active 56 DOM
5. 2026-06-16
   days on market $92,500 Active 55 DOM
6. 2026-06-15
   days on market $92,500 Active 54 DOM
7. 2026-06-13
   days on market $92,500 Active 52 DOM
8. 2026-06-12
   days on market $92,500 Active 51 DOM
9. 2026-06-09
   days on market $92,500 Active 48 DOM
10. 2026-06-08
    days on market $92,500 Active 47 DOM
11. 2026-06-07
    days on market $92,500 Active 46 DOM
12. 2026-06-07
    days on market $92,500 Active 45 DOM
13. 2026-06-04
    days on market $92,500 Active 42 DOM
14. 2026-06-02
    days on market $92,500 Active 41 DOM
15. 2026-06-01
    days on market $92,500 Active 40 DOM
16. 2026-05-31
    days on market $92,500 Active 39 DOM
17. 2026-05-12
    price $92,500 444-char remark

    Show marketing remark (444 chars)

    Great Investment or a great place to call home! This 3 bedroom 1 bath home sits on a large lot with mature trees, garage and large carport that will hold 2 cars. Home needs some updating but its a sturdy home with hardwood floors under the carpet in most rooms. There is a main floor laundry room and newer windows in the home. Home has a country kitchen with tons of potential. Small deck off of the kitchen, which overlooks the back yard.

18. 2026-04-22
    listed $105,000 Active 444-char remark

    Show marketing remark (444 chars)

    Great Investment or a great place to call home! This 3 bedroom 1 bath home sits on a large lot with mature trees, garage and large carport that will hold 2 cars. Home needs some updating but its a sturdy home with hardwood floors under the carpet in most rooms. There is a main floor laundry room and newer windows in the home. Home has a country kitchen with tons of potential. Small deck off of the kitchen, which overlooks the back yard.

ⓘ 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: $404 · $34/mo
• Projected year-2 tax: $897 · $75/mo
• Expected delta: +$493/yr (+$41/mo · 121.9%)

ⓘ 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 ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $11,270
• − Mortgage interest: −$5,181
• − Property taxes: −$404
• − Insurance: −$462
• − Repairs & maintenance: −$902
• − Management: −$902
• − Depreciation: −$2,691
• Taxable income: $727
• Est. tax owed @ 24.0%: −$175
• After-tax cash flow: $2,041/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: Potosi R-III
• NCES district ID: 2925500
• Math proficiency: 44% ▼ -14.00%
• Reading proficiency: 56% ▼ -6.00%
• Median HH income: $34,151
• Composite: 41.22/100
• National rank: #3536
• State rank: #53 of 324 in MO

Livability — Potosi

• Score: 65/100
• State rank: #287
• US rank: #13297

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Potosi, MO
• Population (ZIP): 9,060

Population outlook (Washington County) Hauer SSP2

• Today (2025): 23,761 people
• By 2030: 22,923 · -3.5%
• By 2040: 20,992 · -11.7%
• By 2050: 18,849 · -20.7%
• By 2075: 13,749 · -42.1%
• By 2100: 9,016 · -62.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Lithuanian 9% Italian 2% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+65.2) · D 17.1% · R 82.3%
• 2008→2024 swing: -65.3pp toward R · 2008: 0.1pp · 2024: -65.2pp
• All cycles: 2024: R+65.2 2020: R+62.6 2016: R+55.2 2012: R+18.6 2008: D+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 59.56%
• Current HPI: 296.5011
• 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

-11.9% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $92,500 MARIS as Distributed by MLS Grid
• 2026-04-22 Listed $105,000 MARIS as Distributed by MLS Grid

Property tax history

+1.1%/yr

Latest (2025): $404 · +12.4% YoY. Source: county tax records.