411 Grandview St · Richmond, MO 64085

$1

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 36 Days on market

Built 1950 7,405 sqft lot $0/sqft · 100% below area

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Tastefully remodeled ranch home with fenced backyard. Minimal maintenance required here! Home features a metal roof, all updated HVAC system and so much more. This is the perfect home for first time home buyers or those looking to downsize.

Key facts

• 7,405 sq ft lot
• Garage
• Built 1950

Property features AI

Finance

• Other: Lot size about 0.17 acres (7,536 sq ft)
• HOA & community: No association fees; No maintenance provided

Exterior

• Parking: Attached garage facing front; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One-story (ranch)
• Construction: Vinyl siding; Metal/other roof; Estimated 76–100 years old
• Exterior features: City lot; Not in a flood plain

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling (has air conditioning)
• Interior features: Ranch floor plan; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $826 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).
• Cap rate 991046.7% vs local median 3.7% in Richmond — 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 67/100 on livability (#198 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D+, amenities F.
• Richmond R-XVI (town): math 32% / reading 39% proficiency, ranked #209 of 324 in MO (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 101 active listings in the ZIP; 56 units permitted in Ray County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Ray County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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?
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: 104541.00% ✓
• Cap rate: 991046.68%
• Cash-on-cash: 3539429.95%
• DSCR: 157485.72
• GRM: 0.0

CMA / ARV

• ARV (median comp): $125,745
• List price: $1
• Delta: -100.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 Richmond Ave	0.10mi	2/1.0	844 (+10%)	19mo	$120,000	$142	63
106 S Jacobs St	0.56mi	2/1.0	774 (+1%)	23mo	$118,250	$153	54
701 W Lexington St	0.56mi	2/1.0	858 (+12%)	6mo	$155,000	$181	49
303 Bell St	0.74mi	1/1.0 (-1)	680 (-12%)	2mo	$69,000	$101	40

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

Projected returns pro-forma

0.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 187914.09×
• Total profit: $52,616
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 405757.46×
• Total profit: $113,612
• Equity at exit: $0

Cash invested: $0 (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 64085

• Home prices YoY: 0.1%
• Active inventory: 101

Monthly cashflow live

• Estimated rent: $1,045 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $826

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

Sensitivity live

Price	-10% $826	-5% $826	+0% $826	+5% $826	+10% $826
Rent	-10% $743	-5% $785	+0% $826	+5% $867	+10% $908
Rate	-1.0pp $826	-0.5pp $826	base $826	+0.5pp $826	+1.0pp $826

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $1 Active 36 DOM
2. 2026-06-18
   days on market $1 Active 34 DOM
3. 2026-06-17
   days on market $1 Active 33 DOM
4. 2026-06-16
   days on market $1 Active 32 DOM
5. 2026-06-15
   days on market $1 Active 31 DOM
6. 2026-06-13
   days on market $1 Active 29 DOM
7. 2026-06-12
   days on market $1 Active 28 DOM
8. 2026-06-09
   days on market $1 Active 25 DOM
9. 2026-06-08
   days on market $1 Active 24 DOM
10. 2026-06-07
    days on market $1 Active 23 DOM
11. 2026-06-07
    days on market $1 Active 22 DOM
12. 2026-06-04
    days on market $1 Active 19 DOM
13. 2026-06-02
    days on market $1 Active 18 DOM
14. 2026-06-01
    days on market $1 Active 17 DOM
15. 2026-05-31
    days on market $1 Active 16 DOM
16. 2026-05-15
    listed $1 Active 262-char remark
17. 2022-03-02
    soldstatus Closed 240-char remark

    Show marketing remark (240 chars)

    Tastefully remodeled ranch home with fenced backyard. Minimal maintenance required here! Home features a metal roof, all updated HVAC system and so much more. This is the perfect home for first time home buyers or those looking to downsize.

18. 2022-01-25
    status Pending 240-char remark

    Show marketing remark (240 chars)

    Tastefully remodeled ranch home with fenced backyard. Minimal maintenance required here! Home features a metal roof, all updated HVAC system and so much more. This is the perfect home for first time home buyers or those looking to downsize.

19. 2022-01-09
    status Active 240-char remark

    Show marketing remark (240 chars)

    Tastefully remodeled ranch home with fenced backyard. Minimal maintenance required here! Home features a metal roof, all updated HVAC system and so much more. This is the perfect home for first time home buyers or those looking to downsize.

20. 2022-01-03
    status Pending 240-char remark

    Show marketing remark (240 chars)

    Tastefully remodeled ranch home with fenced backyard. Minimal maintenance required here! Home features a metal roof, all updated HVAC system and so much more. This is the perfect home for first time home buyers or those looking to downsize.

21. 2021-12-13
    status Active 240-char remark

    Show marketing remark (240 chars)

    Tastefully remodeled ranch home with fenced backyard. Minimal maintenance required here! Home features a metal roof, all updated HVAC system and so much more. This is the perfect home for first time home buyers or those looking to downsize.

22. 2021-12-06
    status Pending 240-char remark

    Show marketing remark (240 chars)

    Tastefully remodeled ranch home with fenced backyard. Minimal maintenance required here! Home features a metal roof, all updated HVAC system and so much more. This is the perfect home for first time home buyers or those looking to downsize.

23. 2021-12-01
    listed $120,000 Active 240-char remark

    Show marketing remark (240 chars)

    Tastefully remodeled ranch home with fenced backyard. Minimal maintenance required here! Home features a metal roof, all updated HVAC system and so much more. This is the perfect home for first time home buyers or those looking to downsize.

24. 2020-08-04
    soldstatus Closed

    Show marketing remark (139 chars)

    Close to the heart of Richmond. Great investment/rental property. This property is being sold as is. Call listing agent with any questions.

25. 2020-07-24
    status Pending

    Show marketing remark (139 chars)

    Close to the heart of Richmond. Great investment/rental property. This property is being sold as is. Call listing agent with any questions.

26. 2020-07-22
    status Pending

    Show marketing remark (139 chars)

    Close to the heart of Richmond. Great investment/rental property. This property is being sold as is. Call listing agent with any questions.

27. 2020-07-20
    listed $32,000 Active

    Show marketing remark (139 chars)

    Close to the heart of Richmond. Great investment/rental property. This property is being sold as is. Call listing agent with any questions.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,545
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$0
• Taxable income: $10,538
• Est. tax owed @ 24.0%: −$2,529
• After-tax cash flow: $7,381/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: Richmond R-XVI
• NCES district ID: 2926480
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $44,070
• Composite: 30.17/100
• National rank: #6321
• State rank: #209 of 324 in MO

Livability — Richmond

• Score: 67/100
• State rank: #198
• US rank: #10160

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richmond, MO
• Population (ZIP): 8,113

Population outlook (Ray County) Hauer SSP2

• Today (2025): 21,420 people
• By 2030: 20,507 · -4.3%
• By 2040: 18,550 · -13.4%
• By 2050: 16,516 · -22.9%
• By 2075: 12,899 · -39.8%
• By 2100: 10,413 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 3% Two or more races 3% Black 2% Native American 1%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Ray

• 2024 margin: Solid R (+48.7) · D 25.1% · R 73.8% · Other 1.1%
• 2008→2024 swing: -45.5pp toward R · 2008: -3.2pp · 2024: -48.7pp
• All cycles: 2024: R+48.7 2020: R+45.0 2016: R+37.1 2012: R+14.9 2008: R+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.30%
• Current HPI: 374.3671
• 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

+275.0% since first listed

12 events — show timeline

• 2026-05-15 Listed $1 Heartland MLS as Distributed by MLS Grid
• 2022-03-02 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2022-01-25 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-01-09 Relisted — Heartland MLS as Distributed by MLS Grid
• 2022-01-03 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-12-13 Relisted — Heartland MLS as Distributed by MLS Grid
• 2021-12-06 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-12-01 Listed $120,000 Heartland MLS as Distributed by MLS Grid
• 2020-08-04 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-07-24 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-07-22 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-07-20 Listed $32,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+10.1%/yr

Latest (2025): $1,193 · +6.1% YoY. Source: county tax records.