1005 Liberty St · Mineral Point, MO 63660

$40,500

3 bd · 1.0 ba · 1,092 sqft · Other public records · 80 Days on market

Built 1976 0.85 ac lot ↓ 17% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Listing remarks MLS

This is an excellent opportunity for investors or renovation-focused buyers. The property features a 3-bedroom, 1-bath home situated on approximately .85 acres across two parcels, offering additional space and road frontage. Improvements include an existing well, brand-new septic system, two driveways, storage shed, mature trees, and a year-round creek providing natural privacy and character. Property is being sold AS-IS. Cash buyers preferred. Pre-qualification or proof of funds is required prior to showing. Sale includes Parcel IDs 20-3.0-005-004-010-003.00000 and 20-3.0-005-004-010-001.00000. No interior photos are available to protect the seller’s privacy; please do not disturb occupants. Showings are by scheduled appointment only.

Key facts

• Two driveways
• Year-round creek
• Storage shed

Tags

• TWO DRIVEWAYS
• STORAGE SHED
• MATURE TREES
• YEAR-ROUND CREEK
• EXISTING WELL
• BRAND-NEW SEPTIC SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $40k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($952 rent vs $40k).
• Recommended offer: $38k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 45/100 on livability (#964 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, 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.
• Market conditions: 12 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($280 loan paydown + $1k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,070 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. 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?
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: 2.35% ✓
• Cap rate: 21.21%
• Cash-on-cash: 53.27%
• DSCR: 3.37
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 58.3%
• Equity multiple: 4.26×
• Total profit: $36,933
• Equity at exit: $18,211

10-year hold

• IRR: 57.9%
• Equity multiple: 8.63×
• Total profit: $86,548
• Equity at exit: $28,065

Cash invested: $11,340 (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 63660

• Active inventory: 12
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $952 medium
• Mortgage (P&I): −$212
• Tax from tax record: −$19 /mo · $230/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $503

Break-even live

Break-even rent $314

Max offer price $40,500

Occupancy floor 42%

Sensitivity live

Price	-10% $526	-5% $515	+0% $503	+5% $492	+10% $480
Rent	-10% $428	-5% $466	+0% $503	+5% $541	+10% $579
Rate	-1.0pp $524	-0.5pp $514	base $503	+0.5pp $493	+1.0pp $482

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: $10,125
• Closing costs: $1,215
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-31
   days on market $40,500 Active 80 DOM
2. 2026-03-24
   status Active 751-char remark

   Show marketing remark (751 chars)

   This is an excellent opportunity for investors or renovation-focused buyers. The property features a 3-bedroom, 1-bath home situated on approximately .85 acres across two parcels, offering additional space and road frontage. Improvements include an existing well, brand-new septic system, two driveways, storage shed, mature trees, and a year-round creek providing natural privacy and character. Property is being sold AS-IS. Cash buyers preferred. Pre-qualification or proof of funds is required prior to showing. Sale includes Parcel IDs 20-3.0-005-004-010-003.00000 and 20-3.0-005-004-010-001.00000. No interior photos are available to protect the seller’s privacy; please do not disturb occupants. Showings are by scheduled appointment only.

3. 2026-03-20
   status Pending 751-char remark

   Show marketing remark (751 chars)

   This is an excellent opportunity for investors or renovation-focused buyers. The property features a 3-bedroom, 1-bath home situated on approximately .85 acres across two parcels, offering additional space and road frontage. Improvements include an existing well, brand-new septic system, two driveways, storage shed, mature trees, and a year-round creek providing natural privacy and character. Property is being sold AS-IS. Cash buyers preferred. Pre-qualification or proof of funds is required prior to showing. Sale includes Parcel IDs 20-3.0-005-004-010-003.00000 and 20-3.0-005-004-010-001.00000. No interior photos are available to protect the seller’s privacy; please do not disturb occupants. Showings are by scheduled appointment only.

4. 2026-03-19
   price $40,500 751-char remark

   Show marketing remark (751 chars)

   This is an excellent opportunity for investors or renovation-focused buyers. The property features a 3-bedroom, 1-bath home situated on approximately .85 acres across two parcels, offering additional space and road frontage. Improvements include an existing well, brand-new septic system, two driveways, storage shed, mature trees, and a year-round creek providing natural privacy and character. Property is being sold AS-IS. Cash buyers preferred. Pre-qualification or proof of funds is required prior to showing. Sale includes Parcel IDs 20-3.0-005-004-010-003.00000 and 20-3.0-005-004-010-001.00000. No interior photos are available to protect the seller’s privacy; please do not disturb occupants. Showings are by scheduled appointment only.

5. 2026-03-14
   price $45,000 751-char remark

   Show marketing remark (751 chars)

   This is an excellent opportunity for investors or renovation-focused buyers. The property features a 3-bedroom, 1-bath home situated on approximately .85 acres across two parcels, offering additional space and road frontage. Improvements include an existing well, brand-new septic system, two driveways, storage shed, mature trees, and a year-round creek providing natural privacy and character. Property is being sold AS-IS. Cash buyers preferred. Pre-qualification or proof of funds is required prior to showing. Sale includes Parcel IDs 20-3.0-005-004-010-003.00000 and 20-3.0-005-004-010-001.00000. No interior photos are available to protect the seller’s privacy; please do not disturb occupants. Showings are by scheduled appointment only.

6. 2026-03-02
   listed $49,000 Active 751-char remark

   Show marketing remark (751 chars)

   This is an excellent opportunity for investors or renovation-focused buyers. The property features a 3-bedroom, 1-bath home situated on approximately .85 acres across two parcels, offering additional space and road frontage. Improvements include an existing well, brand-new septic system, two driveways, storage shed, mature trees, and a year-round creek providing natural privacy and character. Property is being sold AS-IS. Cash buyers preferred. Pre-qualification or proof of funds is required prior to showing. Sale includes Parcel IDs 20-3.0-005-004-010-003.00000 and 20-3.0-005-004-010-001.00000. No interior photos are available to protect the seller’s privacy; please do not disturb occupants. Showings are by scheduled appointment only.

ⓘ 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: $230 · $19/mo
• Projected year-2 tax: $393 · $33/mo
• Expected delta: +$163/yr (+$14/mo · 70.9%)

ⓘ 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 5/10 Major
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,419
• − Mortgage interest: −$2,269
• − Property taxes: −$230
• − Insurance: −$202
• − Repairs & maintenance: −$914
• − Management: −$914
• − Depreciation: −$1,178
• Taxable income: $5,713
• Est. tax owed @ 24.0%: −$1,371
• After-tax cash flow: $4,669/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 — Mineral Point

• Score: 45/100
• State rank: #964
• US rank: #26658

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mineral Point, MO
• Population (ZIP): 3,489

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 (82%)
• Race & ethnicity: White 82% Black 12% Two or more races 4%
• Common ancestry: Lithuanian 3% Iranian 1% Portuguese 1%
• Foreign-born: 1% · Philippines
• Languages at home: 98% English-only · Spanish 1%

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: —
• Current HPI: —
• 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

-17.3% since first listed

5 events — show timeline

• 2026-03-24 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-20 Pending — MARIS as Distributed by MLS Grid
• 2026-03-19 Price Changed $40,500 MARIS as Distributed by MLS Grid
• 2026-03-14 Price Changed $45,000 MARIS as Distributed by MLS Grid
• 2026-03-02 Listed $49,000 MARIS as Distributed by MLS Grid

Property tax history

+0.7%/yr

Latest (2025): $230 · +10.3% YoY. Source: county tax records.