719 Mineral St · Potosi, MO 63664

$149,900

2 bd · 1.0 ba · 972 sqft · Other public records · 111 Days on market

Built 1961 6,098 sqft lot $154/sqft · at area comps Est $145k · at est. ↓ 6% since listing

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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).

• Appreciation +10.0/10.0
• Cash flow +9.1/30.0
• ARV discount +6.0/15.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0

Listing remarks MLS

Charming and well-maintained 2-bedroom, 1-bath full brick home located in a great neighborhood in Potosi! This home offers the convenience of being within walking distance to downtown shopping, restaurants, and local schools. Inside, you’ll find a comfortable layout featuring beautiful wood flooring in the living room. The HVAC system is newer, along with a recently installed water heater, providing added peace of mind. Outside, enjoy a one-car covered carport with an attached storage closet, plus a backyard shed for additional storage. Whether you’re looking for a starter home, downsizing, or an investment opportunity, this property is a must-see!

Key facts

• Full brick home
• Newer hvac system
• 6,098 sq ft lot

Tags

• FULL BRICK HOME
• WALKING DISTANCE TO DOWNTOWN
• BEAUTIFUL WOOD FLOORING
• NEWER HVAC SYSTEM
• ONE-CAR COVERED CARPORT
• ATTACHED STORAGE CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (35.4% below list).
• Recommended offer: $97k (35.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 2.8% 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); Trojan Intermediate (math 49% / reading 63%, grade B-, #40 of 391 statewide, top 10%, 438 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 $16k of equity ($1k loan paydown + $15k 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.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $96,875 (35.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.65% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.27%
• DSCR: 0.85
• GRM: 12.9

CMA / ARV

• ARV (median comp): $145,209
• List price: $149,900
• Delta: 3.23%
• 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: 21.9%
• Equity multiple: 2.77×
• Total profit: $74,264
• Equity at exit: $135,042

10-year hold

• IRR: 19.7%
• Equity multiple: 6.34×
• Total profit: $224,269
• Equity at exit: $291,223

Cash invested: $41,972 (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: 12.9×

Monthly cashflow live

• Estimated rent: $969 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$31 /mo · $376/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $-115

Break-even live

Break-even rent $1,114

Max offer price $129,668

Occupancy floor —

Sensitivity live

Price	-10% $-30	-5% $-72	+0% $-115	+5% $-157	+10% $-199
Rent	-10% $-191	-5% $-153	+0% $-115	+5% $-76	+10% $-38
Rate	-1.0pp $-39	-0.5pp $-76	base $-115	+0.5pp $-153	+1.0pp $-193

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $149,900 Active 111 DOM
2. 2026-06-21
   days on market $149,900 Active 110 DOM
3. 2026-06-18
   days on market $149,900 Active 108 DOM
4. 2026-06-17
   days on market $149,900 Active 107 DOM
5. 2026-06-16
   days on market $149,900 Active 106 DOM
6. 2026-06-15
   days on market $149,900 Active 105 DOM
7. 2026-06-13
   days on market $149,900 Active 103 DOM
8. 2026-06-12
   days on market $149,900 Active 102 DOM
9. 2026-06-09
   days on market $149,900 Active 99 DOM
10. 2026-06-09
    remarks 687-char remark
11. 2026-06-08
    days on market $149,900 Active 98 DOM
12. 2026-06-07
    days on market $149,900 Active 97 DOM
13. 2026-06-07
    statusdays on market $149,900 Active 96 DOM
14. 2026-06-04
    days on market $149,900 Active Under Contract 93 DOM
15. 2026-06-02
    days on market $149,900 Active Under Contract 92 DOM
16. 2026-06-01
    days on market $149,900 Active Under Contract 91 DOM
17. 2026-05-31
    days on market $149,900 Active Under Contract 90 DOM
18. 2026-05-08
    historical Active Under Contract 668-char remark

    Show marketing remark (668 chars)

    Charming and well-maintained 2-bedroom, 1-bath full brick home located in a great neighborhood in Potosi! This home offers the convenience of being within walking distance to downtown shopping, restaurants, and local schools. Inside, you’ll find a comfortable layout featuring beautiful wood flooring in the living room. The HVAC system is newer, along with a recently installed water heater, providing added peace of mind. Outside, enjoy a one-car covered carport with an attached storage closet, plus a backyard shed for additional storage. Whether you’re looking for a starter home, downsizing, or an investment opportunity, this property is a must-see!

19. 2026-04-13
    status Active 668-char remark

    Show marketing remark (668 chars)

    Charming and well-maintained 2-bedroom, 1-bath full brick home located in a great neighborhood in Potosi! This home offers the convenience of being within walking distance to downtown shopping, restaurants, and local schools. Inside, you’ll find a comfortable layout featuring beautiful wood flooring in the living room. The HVAC system is newer, along with a recently installed water heater, providing added peace of mind. Outside, enjoy a one-car covered carport with an attached storage closet, plus a backyard shed for additional storage. Whether you’re looking for a starter home, downsizing, or an investment opportunity, this property is a must-see!

20. 2026-03-18
    historical Active Under Contract 668-char remark

    Show marketing remark (668 chars)

    Charming and well-maintained 2-bedroom, 1-bath full brick home located in a great neighborhood in Potosi! This home offers the convenience of being within walking distance to downtown shopping, restaurants, and local schools. Inside, you’ll find a comfortable layout featuring beautiful wood flooring in the living room. The HVAC system is newer, along with a recently installed water heater, providing added peace of mind. Outside, enjoy a one-car covered carport with an attached storage closet, plus a backyard shed for additional storage. Whether you’re looking for a starter home, downsizing, or an investment opportunity, this property is a must-see!

21. 2026-03-13
    price $149,900 668-char remark

    Show marketing remark (668 chars)

    Charming and well-maintained 2-bedroom, 1-bath full brick home located in a great neighborhood in Potosi! This home offers the convenience of being within walking distance to downtown shopping, restaurants, and local schools. Inside, you’ll find a comfortable layout featuring beautiful wood flooring in the living room. The HVAC system is newer, along with a recently installed water heater, providing added peace of mind. Outside, enjoy a one-car covered carport with an attached storage closet, plus a backyard shed for additional storage. Whether you’re looking for a starter home, downsizing, or an investment opportunity, this property is a must-see!

22. 2026-03-02
    listed $159,900 Active 668-char remark

    Show marketing remark (668 chars)

    Charming and well-maintained 2-bedroom, 1-bath full brick home located in a great neighborhood in Potosi! This home offers the convenience of being within walking distance to downtown shopping, restaurants, and local schools. Inside, you’ll find a comfortable layout featuring beautiful wood flooring in the living room. The HVAC system is newer, along with a recently installed water heater, providing added peace of mind. Outside, enjoy a one-car covered carport with an attached storage closet, plus a backyard shed for additional storage. Whether you’re looking for a starter home, downsizing, or an investment opportunity, this property is a must-see!

ⓘ 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: $376 · $31/mo
• Projected year-2 tax: $1,454 · $121/mo
• Expected delta: +$1,079/yr (+$90/mo · 287.2%)

ⓘ 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 ≥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: $11,625
• − Mortgage interest: −$8,397
• − Property taxes: −$376
• − Insurance: −$750
• − Repairs & maintenance: −$930
• − Management: −$930
• − Depreciation: −$4,361
• Taxable loss: −$4,117
• Est. tax savings @ 24.0%: +$988
• After-tax cash flow: $-386/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

-6.3% since first listed

5 events — show timeline

• 2026-05-08 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-13 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-18 Contingent — MARIS as Distributed by MLS Grid
• 2026-03-13 Price Changed $149,900 MARIS as Distributed by MLS Grid
• 2026-03-02 Listed $159,900 MARIS as Distributed by MLS Grid

Property tax history

+1.1%/yr

Latest (2025): $376 · +12.4% YoY. Source: county tax records.