807 Bond St · Potosi, MO 63664

$94,500

3 bd · 1.0 ba · 960 sqft · Other public records · 48 Days on market

Built 1945 9,805 sqft lot $98/sqft · 30% below area Est $135k · 30% under

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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 +23.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.4/10.0
• 1% rule +4.9/10.0
• 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

This home features fresh flooring throughout and a bright, open floor plan that’s perfect for modern living. The kitchen offers a great layout with plenty of cabinet space and natural light. Enjoy main-floor laundry for easy convenience. Step out onto the back deck and relax while overlooking your large, level yard ideal for outdoor gatherings, pets, or a garden. This property offers plenty of potential and room to make it your own.

Key facts

• 9,805 sq ft lot
• Garage
• Built 1945

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $94k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/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 $94k (1.0% below list).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 $10k of equity ($653 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 ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,665 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1945 — 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: 0.99% ✗
• Cap rate: 8.46%
• Cash-on-cash: 7.74%
• DSCR: 1.34
• GRM: 8.4

CMA / ARV

• ARV (median comp): $134,596
• List price: $94,500
• Delta: -29.79%
• 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: 29.9%
• Equity multiple: 3.35×
• Total profit: $62,303
• Equity at exit: $85,133

10-year hold

• IRR: 25.9%
• Equity multiple: 7.61×
• Total profit: $174,845
• Equity at exit: $183,593

Cash invested: $26,460 (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: 8.4×

Monthly cashflow live

• Estimated rent: $936 medium
• Mortgage (P&I): −$496
• Tax from tax record: −$33 /mo · $401/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $171

Break-even live

Break-even rent $719

Max offer price $94,500

Occupancy floor 77%

Sensitivity live

Price	-10% $224	-5% $197	+0% $171	+5% $144	+10% $117
Rent	-10% $97	-5% $134	+0% $171	+5% $208	+10% $245
Rate	-1.0pp $218	-0.5pp $195	base $171	+0.5pp $146	+1.0pp $121

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: $23,625
• Closing costs: $2,835
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $94,500 Active 48 DOM
2. 2026-06-21
   days on market $94,500 Active 47 DOM
3. 2026-06-18
   days on market $94,500 Active 45 DOM
4. 2026-06-17
   days on market $94,500 Active 44 DOM
5. 2026-06-16
   days on market $94,500 Active 43 DOM
6. 2026-06-15
   days on market $94,500 Active 42 DOM
7. 2026-06-13
   days on market $94,500 Active 40 DOM
8. 2026-06-12
   statusdays on market $94,500 Active 39 DOM
9. 2026-05-18
   price $94,500 442-char remark

   Show marketing remark (442 chars)

   This home features fresh flooring throughout and a bright, open floor plan that’s perfect for modern living. The kitchen offers a great layout with plenty of cabinet space and natural light. Enjoy main-floor laundry for easy convenience. Step out onto the back deck and relax while overlooking your large, level yard ideal for outdoor gatherings, pets, or a garden. This property offers plenty of potential and room to make it your own.

10. 2026-05-14
    status Pending 442-char remark

    Show marketing remark (442 chars)

    This home features fresh flooring throughout and a bright, open floor plan that’s perfect for modern living. The kitchen offers a great layout with plenty of cabinet space and natural light. Enjoy main-floor laundry for easy convenience. Step out onto the back deck and relax while overlooking your large, level yard ideal for outdoor gatherings, pets, or a garden. This property offers plenty of potential and room to make it your own.

11. 2026-04-20
    price $94,900 442-char remark

    Show marketing remark (442 chars)

    This home features fresh flooring throughout and a bright, open floor plan that’s perfect for modern living. The kitchen offers a great layout with plenty of cabinet space and natural light. Enjoy main-floor laundry for easy convenience. Step out onto the back deck and relax while overlooking your large, level yard ideal for outdoor gatherings, pets, or a garden. This property offers plenty of potential and room to make it your own.

12. 2026-04-07
    listed $99,500 Active 442-char remark

    Show marketing remark (442 chars)

    This home features fresh flooring throughout and a bright, open floor plan that’s perfect for modern living. The kitchen offers a great layout with plenty of cabinet space and natural light. Enjoy main-floor laundry for easy convenience. Step out onto the back deck and relax while overlooking your large, level yard ideal for outdoor gatherings, pets, or a garden. This property offers plenty of potential and room to make it your own.

13. 2025-12-02
    status Pending
14. 2025-11-10
    price $107,500
15. 2025-10-06
    listed $117,500 Active
16. 2025-04-07
    historical
17. 2025-03-24
    price $136,500
18. 2025-03-24
    price $130,000
19. 2024-11-11
    price $139,900
20. 2024-10-14
    price $142,500
21. 2024-09-23
    listed $147,500 Active
22. 2023-11-08
    historical
23. 2023-11-03
    price $147,500
24. 2023-10-22
    listed $149,900 Active
25. 2023-08-18
    soldstatus Closed
26. 2018-11-09
    soldstatus
27. 2018-09-09
    listed $21,400
28. 2018-08-16
    soldstatus
29. 2018-06-08
    soldstatus
30. 2018-05-14
    soldstatus

ⓘ 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: $401 · $33/mo
• Projected year-2 tax: $917 · $76/mo
• Expected delta: +$516/yr (+$43/mo · 128.8%)

ⓘ 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,226
• − Mortgage interest: −$5,293
• − Property taxes: −$401
• − Insurance: −$472
• − Repairs & maintenance: −$898
• − Management: −$898
• − Depreciation: −$2,749
• Taxable income: $514
• Est. tax owed @ 24.0%: −$123
• After-tax cash flow: $1,925/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

+341.6% since first listed

22 events — show timeline

• 2026-05-18 Price Changed $94,500 MARIS as Distributed by MLS Grid
• 2026-05-14 Pending — MARIS as Distributed by MLS Grid
• 2026-04-20 Price Changed $94,900 MARIS as Distributed by MLS Grid
• 2026-04-07 Listed $99,500 MARIS as Distributed by MLS Grid
• 2025-12-02 Pending — MARIS as Distributed by MLS Grid
• 2025-11-10 Price Changed $107,500 MARIS as Distributed by MLS Grid
• 2025-10-06 Listed $117,500 MARIS as Distributed by MLS Grid
• 2025-04-07 Delisted — MARIS as Distributed by MLS Grid
• 2025-03-24 Price Changed $136,500 MARIS as Distributed by MLS Grid
• 2025-03-24 Price Changed $130,000 MARIS as Distributed by MLS Grid
• 2024-11-11 Price Changed $139,900 MARIS as Distributed by MLS Grid
• 2024-10-14 Price Changed $142,500 MARIS as Distributed by MLS Grid
• 2024-09-23 Listed $147,500 MARIS as Distributed by MLS Grid
• 2023-11-08 Delisted — MARIS as Distributed by MLS Grid
• 2023-11-03 Price Changed $147,500 MARIS as Distributed by MLS Grid
• 2023-10-22 Listed $149,900 MARIS as Distributed by MLS Grid
• 2023-08-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-11-09 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-09-09 Listed $21,400 MARIS as Distributed by MLS Grid
• 2018-08-16 Sold (Public Records) — Public Records
• 2018-06-08 Sold (Public Records) — Public Records
• 2018-05-14 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $401 · +12.3% YoY. Source: county tax records.