718 E Main St · Richland, MO 65556

$39,900

3 bd · 1.5 ba · 2,120 sqft · Other public records · 62 Days on market

Built 1920 9,016 sqft lot ↓ 20% 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
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming and character-filled 3-bedroom home (with potential for a 4th bedroom) offers a wonderful opportunity for buyers looking to add their own personal touch. Featuring 2¾ bathrooms and a detached garage/workshop, this property provides flexibility, space, and the chance to create something truly special. Step inside the inviting living room where you’ll immediately notice the beautiful hardwood floors paired with warm wooden walls and ceiling, creating a cozy and distinctive atmosphere that’s difficult to find in newer homes. The natural wood finishes give the space a rustic charm and a welcoming feel that makes the home stand out. The layout offers great functionality with multiple living areas and room configurations that can easily adapt to your needs. The potential fourth bedroom could serve as a home office, guest room, hobby room, or additional sleeping space. With two full baths and an additional three-quarter bath, there is plenty of convenience for family and guests alike. Additional features include a practical mud room, perfect for keeping outdoor gear, shoes, and seasonal items organized while helping maintain a clean and tidy living space. The detached garage/workshop is ideal for storage, projects, hobbies, or extra parking and provides excellent versatility for homeowners who enjoy working on vehicles, woodworking, or other crafts. Outside, the property offers space and possibilities for landscaping, gardening, outdoor entertaining, or future improvements. Whether you’re an investor, DIY enthusiast, or someone looking for a home with personality and room to grow, this property presents a fantastic opportunity to build equity and bring your vision to life. If you’re searching for a home with character, charm, and incredible potential, this is one you won’t want to miss!

Key facts

• Practical mud room
• 9,016 sq ft lot
• Parking

Tags

• DETACHED GARAGE WORKSHOP
• BEAUTIFUL HARDWOOD FLOORS
• NATURAL WOOD FINISHES
• PRACTICAL MUD ROOM
• MULTIPLE LIVING AREAS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $40k.

Deal economics

• At list price, monthly cash flow is $582 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $38k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#569 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• Richland R-IV (rural): math 30% / reading 48% proficiency, ranked #171 of 324 in MO (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 54 active listings in the ZIP; 62 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($276 loan paydown + $3k appreciation (6.6% local appreciation)).
• At projected returns (6.6% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($38k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $37,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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 1920 — 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. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 2.68% ✓
• Cap rate: 23.80%
• Cash-on-cash: 62.51%
• DSCR: 3.78
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 70.9%
• Equity multiple: 5.48×
• Total profit: $50,033
• Equity at exit: $26,613

10-year hold

• IRR: 67.5%
• Equity multiple: 11.55×
• Total profit: $117,834
• Equity at exit: $49,642

Cash invested: $11,172 (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 65556

• Home prices YoY: 3.5%
• Active inventory: 54
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,068 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$36 /mo · $428/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $582

Break-even live

Break-even rent $331

Max offer price $39,900

Occupancy floor 40%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-13
   status Pending 1866-char remark

   Show marketing remark (1866 chars)

   This charming and character-filled 3-bedroom home (with potential for a 4th bedroom) offers a wonderful opportunity for buyers looking to add their own personal touch. Featuring 2¾ bathrooms and a detached garage/workshop, this property provides flexibility, space, and the chance to create something truly special. Step inside the inviting living room where you’ll immediately notice the beautiful hardwood floors paired with warm wooden walls and ceiling, creating a cozy and distinctive atmosphere that’s difficult to find in newer homes. The natural wood finishes give the space a rustic charm and a welcoming feel that makes the home stand out. The layout offers great functionality with multiple living areas and room configurations that can easily adapt to your needs. The potential fourth bedroom could serve as a home office, guest room, hobby room, or additional sleeping space. With two full baths and an additional three-quarter bath, there is plenty of convenience for family and guests alike. Additional features include a practical mud room, perfect for keeping outdoor gear, shoes, and seasonal items organized while helping maintain a clean and tidy living space. The detached garage/workshop is ideal for storage, projects, hobbies, or extra parking and provides excellent versatility for homeowners who enjoy working on vehicles, woodworking, or other crafts. Outside, the property offers space and possibilities for landscaping, gardening, outdoor entertaining, or future improvements. Whether you’re an investor, DIY enthusiast, or someone looking for a home with personality and room to grow, this property presents a fantastic opportunity to build equity and bring your vision to life. If you’re searching for a home with character, charm, and incredible potential, this is one you won’t want to miss!

2. 2026-04-15
   price $39,900 1866-char remark

   Show marketing remark (1866 chars)

   This charming and character-filled 3-bedroom home (with potential for a 4th bedroom) offers a wonderful opportunity for buyers looking to add their own personal touch. Featuring 2¾ bathrooms and a detached garage/workshop, this property provides flexibility, space, and the chance to create something truly special. Step inside the inviting living room where you’ll immediately notice the beautiful hardwood floors paired with warm wooden walls and ceiling, creating a cozy and distinctive atmosphere that’s difficult to find in newer homes. The natural wood finishes give the space a rustic charm and a welcoming feel that makes the home stand out. The layout offers great functionality with multiple living areas and room configurations that can easily adapt to your needs. The potential fourth bedroom could serve as a home office, guest room, hobby room, or additional sleeping space. With two full baths and an additional three-quarter bath, there is plenty of convenience for family and guests alike. Additional features include a practical mud room, perfect for keeping outdoor gear, shoes, and seasonal items organized while helping maintain a clean and tidy living space. The detached garage/workshop is ideal for storage, projects, hobbies, or extra parking and provides excellent versatility for homeowners who enjoy working on vehicles, woodworking, or other crafts. Outside, the property offers space and possibilities for landscaping, gardening, outdoor entertaining, or future improvements. Whether you’re an investor, DIY enthusiast, or someone looking for a home with personality and room to grow, this property presents a fantastic opportunity to build equity and bring your vision to life. If you’re searching for a home with character, charm, and incredible potential, this is one you won’t want to miss!

3. 2026-03-12
   listed $49,900 Active 1866-char remark

   Show marketing remark (1866 chars)

   This charming and character-filled 3-bedroom home (with potential for a 4th bedroom) offers a wonderful opportunity for buyers looking to add their own personal touch. Featuring 2¾ bathrooms and a detached garage/workshop, this property provides flexibility, space, and the chance to create something truly special. Step inside the inviting living room where you’ll immediately notice the beautiful hardwood floors paired with warm wooden walls and ceiling, creating a cozy and distinctive atmosphere that’s difficult to find in newer homes. The natural wood finishes give the space a rustic charm and a welcoming feel that makes the home stand out. The layout offers great functionality with multiple living areas and room configurations that can easily adapt to your needs. The potential fourth bedroom could serve as a home office, guest room, hobby room, or additional sleeping space. With two full baths and an additional three-quarter bath, there is plenty of convenience for family and guests alike. Additional features include a practical mud room, perfect for keeping outdoor gear, shoes, and seasonal items organized while helping maintain a clean and tidy living space. The detached garage/workshop is ideal for storage, projects, hobbies, or extra parking and provides excellent versatility for homeowners who enjoy working on vehicles, woodworking, or other crafts. Outside, the property offers space and possibilities for landscaping, gardening, outdoor entertaining, or future improvements. Whether you’re an investor, DIY enthusiast, or someone looking for a home with personality and room to grow, this property presents a fantastic opportunity to build equity and bring your vision to life. If you’re searching for a home with character, charm, and incredible potential, this is one you won’t want to miss!

4. 2006-02-01
   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: $428 · $36/mo
• Projected year-2 tax: $428 · $36/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥107°F today · 19 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: $12,813
• − Mortgage interest: −$2,235
• − Property taxes: −$428
• − Insurance: −$200
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$1,161
• Taxable income: $6,740
• Est. tax owed @ 24.0%: −$1,617
• After-tax cash flow: $5,366/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: Richland R-IV
• NCES district ID: 2926430
• Math proficiency: 30% ▼ -4.00%
• Reading proficiency: 48% ▲ 6.00%
• Median HH income: $39,740
• Composite: 32.61/100
• National rank: #5671
• State rank: #171 of 324 in MO

Livability — Richland

• Score: 59/100
• State rank: #569
• US rank: #20563

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richland, MO
• Population (ZIP): 5,019

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 54,214 people
• By 2030: 54,723 · +0.9%
• By 2040: 54,885 · +1.2%
• By 2050: 55,467 · +2.3%
• By 2075: 58,576 · +8.0%
• By 2100: 61,179 · +12.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 4% Iranian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Pulaski

• 2024 margin: Solid R (+50.3) · D 24.2% · R 74.5% · Other 1.3%
• 2008→2024 swing: -21.6pp toward R · 2008: -28.7pp · 2024: -50.3pp
• All cycles: 2024: R+50.3 2020: R+45.7 2016: R+51.7 2012: R+36.1 2008: R+28.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.60%
• Current HPI: 197.128
• 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

-20.0% since first listed

4 events — show timeline

• 2026-05-13 Pending — MARIS as Distributed by MLS Grid
• 2026-04-15 Price Changed $39,900 MARIS as Distributed by MLS Grid
• 2026-03-12 Listed $49,900 MARIS as Distributed by MLS Grid
• 2006-02-01 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $428 · +7.7% YoY. Source: county tax records.