14754 State Hwy F · Potosi, MO 63664

$179,000

3 bd · 1.0 ba · 1,136 sqft · Other public records · 11 Days on market

Built 1954 4.79 ac lot

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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 +7.6/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +0.9/10.0

Listing remarks MLS

GREAT COUNTRY LIVING JUST OUT OF TOWN--ROOM FOR THE GARDEN, PETS AND AWAY FROM THE HUSTLE. TWO BEDROOM ONE BATH, STORAGE ROOM, LAUNDRY ROOM, OFFICE ROOM, BACK PORCH AND FRONT PORCH ALL ON 4.79+/-ACRES, NICE BIG YARD. CHAIN LINK FENCED AREA FOR THE PETS.

Key facts

• 4.79 acre lot
• Garage
• Built 1954

Property features AI

Finance

• Other: Private ownership
• Financial info: Lease not considered

Exterior

• Parking: One-car garage
• Utilities: Public water; Septic tank; Electricity (220 volts); Electricity connected; Propane; Water connected
• Home design: Single-family attached residence; One level
• Construction: Vinyl siding
• Exterior features: Covered patio; Rear porch; Screened porch; Back yard; Front yard; Adjoins wooded area; Cleared areas; Heavy woods; Orchard(s); Barn(s) on the property

Interior

• Kitchen: Electric oven
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Insulated windows with storm and tilt-in features; Window treatments
• Laundry & utility: Washer and dryer; Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $179k.

Deal economics

• At list price, monthly cash flow is $-213 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (21.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (41.0% below list).
• Recommended offer: $106k (41.0% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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 $19k of equity ($1k loan paydown + $18k 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 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y ago; this cycle's ask is 99900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,526 (41.0% 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. 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. 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?
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: 0.59% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.11%
• DSCR: 0.77
• GRM: 14.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.6%
• Equity multiple: 2.67×
• Total profit: $83,796
• Equity at exit: $161,257

10-year hold

• IRR: 18.7%
• Equity multiple: 6.13×
• Total profit: $257,254
• Equity at exit: $347,758

Cash invested: $50,120 (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: 14.1×

Monthly cashflow live

• Estimated rent: $1,055 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$34 /mo · $405/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $-213

Break-even live

Break-even rent $1,325

Max offer price $141,304

Occupancy floor —

Sensitivity live

Price	-10% $-112	-5% $-163	+0% $-213	+5% $-264	+10% $-315
Rent	-10% $-297	-5% $-255	+0% $-213	+5% $-172	+10% $-130
Rate	-1.0pp $-123	-0.5pp $-168	base $-213	+0.5pp $-260	+1.0pp $-307

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $179,000 Active 11 DOM
2. 2026-06-18
   days on market $179,000 Active 9 DOM
3. 2026-06-17
   days on market $179,000 Active 8 DOM
4. 2026-06-16
   days on market $179,000 Active 7 DOM
5. 2026-06-15
   days on market $179,000 Active 6 DOM
6. 2026-06-13
   days on market $179,000 Active 4 DOM
7. 2026-06-12
   days on market $179,000 Active 3 DOM
8. 2026-06-09
   listed $179,000 Active 1 DOM

ⓘ 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: $405 · $34/mo
• Projected year-2 tax: $1,736 · $145/mo
• Expected delta: +$1,331/yr (+$111/mo · 328.5%)

ⓘ 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 · 19 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: $12,663
• − Mortgage interest: −$10,027
• − Property taxes: −$405
• − Insurance: −$895
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$5,207
• Taxable loss: −$5,897
• Est. tax savings @ 24.0%: +$1,415
• After-tax cash flow: $-1,145/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

• 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

+186.4% since first listed

5 events — show timeline

• 2026-06-09 Price Changed $179,000 MARIS as Distributed by MLS Grid
• 2026-06-09 Listed $179 MARIS as Distributed by MLS Grid
• 2026-06-09 Coming Soon $179 MARIS as Distributed by MLS Grid
• 2016-06-08 Listed $62,500 MARIS as Distributed by MLS Grid
• 2016-06-08 Sold (MLS) — MARIS as Distributed by MLS Grid

Property tax history

+0.2%/yr

Latest (2025): $405 · -2.1% YoY. Source: county tax records.