604 Bonnie St · Potosi, MO 63664

$129,900

3 bd · 1.0 ba · 1,080 sqft · Other public records · 43 Days on market

Built 1954 6,534 sqft lot $120/sqft · 9% below area Est $142k · 9% under ↓ 6% 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 +14.8/30.0
• ARV discount +11.5/15.0
• Appreciation +10.0/10.0
• DSCR +4.5/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 604 Bonnie St. in Potosi! This charming 3-bedroom, 1-bath home offers comfort, character, and affordability all in one. Whether you’re a first-time homebuyer looking for the perfect place to start or someone ready to downsize into a cozy, manageable home, this property is full of potential. Inside, imagine the possibilities and what you can do with this home when you see the warm and inviting atmosphere with functional living spaces and plenty of natural light. The home offers a practical layout with comfortable bedrooms, a welcoming living area, and a kitchen ready for everyday living. Conveniently located in Potosi, this home provides small-town charm while still being cl

Key facts

• 6,534 sq ft lot
• Parking
• Built 1954

Property features AI

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; 220-volt electrical service; Cable available; Electricity available; Natural gas available; Phone available
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: Back yard; Front yard; City lot

Interior

• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Natural gas heating; Ceiling fan cooling/air circulation
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $36 ($432/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 $102k (21.4% below list).
• Recommended offer: $102k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: crime F, amenities D-, commute F.
• 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.
• Zoned schools: Potosi Elem. (math 52% / reading 57%, grade C, #190 of 1,115 statewide, top 19%, 606 students, 100% FRL); Potosi High (math 37% / reading 57%, grade D-, #155 of 521 statewide, top 32%, 682 students, 100% FRL) — zoned schools average 100% FRL vs 56% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 82 active listings in the ZIP.

Forward outlook

• In year one you build about $14k of equity ($898 loan paydown + $13k 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 43 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,112 (21.4% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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: 0.79% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 10.6

CMA / ARV

• ARV (median comp): $142,402
• List price: $129,900
• Delta: -8.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 25.1%
• Equity multiple: 3.01×
• Total profit: $72,978
• Equity at exit: $117,024

10-year hold

• IRR: 22.1%
• Equity multiple: 6.86×
• Total profit: $212,980
• Equity at exit: $252,367

Cash invested: $36,372 (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 63664

• Home prices YoY: 25.1%
• Active inventory: 82
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,021 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$35 /mo · $424/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $36

Break-even live

Break-even rent $976

Max offer price $129,900

Occupancy floor 91%

Sensitivity live

Price	-10% $110	-5% $73	+0% $36	+5% $-1	+10% $-38
Rent	-10% $-45	-5% $-4	+0% $36	+5% $76	+10% $117
Rate	-1.0pp $101	-0.5pp $69	base $36	+0.5pp $2	+1.0pp $-32

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $129,900 Active 43 DOM
2. 2026-06-18
   days on market $129,900 Active 41 DOM
3. 2026-06-17
   days on market $129,900 Active 40 DOM
4. 2026-06-16
   days on market $129,900 Active 39 DOM
5. 2026-06-15
   days on market $129,900 Active 38 DOM
6. 2026-06-13
   days on market $129,900 Active 36 DOM
7. 2026-06-12
   days on market $129,900 Active 35 DOM
8. 2026-06-09
   days on market $129,900 Active 32 DOM
9. 2026-06-08
   days on market $129,900 Active 31 DOM
10. 2026-06-07
    days on market $129,900 Active 30 DOM
11. 2026-06-07
    days on market $129,900 Active 29 DOM
12. 2026-06-04
    pricedays on market $129,900 Active 26 DOM
13. 2026-06-02
    days on market $133,000 Active 25 DOM
14. 2026-06-01
    days on market $133,000 Active 24 DOM
15. 2026-05-31
    days on market $133,000 Active 23 DOM
16. 2026-05-08
    listed $138,000 Active 824-char remark
17. 2026-05-08
    historical $138,000 824-char remark

ⓘ 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: $424 · $35/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$836/yr (+$70/mo · 197.1%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 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: $12,253
• − Mortgage interest: −$7,276
• − Property taxes: −$424
• − Insurance: −$650
• − Repairs & maintenance: −$980
• − Management: −$980
• − Depreciation: −$3,779
• Taxable loss: −$1,836
• Est. tax savings @ 24.0%: +$441
• After-tax cash flow: $873/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

-5.9% since first listed

4 events — show timeline

• 2026-06-03 Price Changed $129,900 MARIS as Distributed by MLS Grid
• 2026-05-19 Price Changed $133,000 MARIS as Distributed by MLS Grid
• 2026-05-08 Listed $138,000 MARIS as Distributed by MLS Grid
• 2026-05-08 Coming Soon $138,000 MARIS as Distributed by MLS Grid

Property tax history

+1.1%/yr

Latest (2025): $424 · +12.4% YoY. Source: county tax records.