102 W Black Diamond St · Richmond, MO 64085

$70,000

2 bd · 1.0 ba · 900 sqft · SingleFamily public records · 14 Days on market

Built 1946 3,920 sqft lot $78/sqft · 44% below area

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 102 W Black Diamond Street in Richmond, Missouri This charming bungalow offers an affordable opportunity for homeownership or investment. Featuring 2 bedrooms, 1 bathroom, the home provides a functional layout with a spacious living room, kitchen, main-level laundry, and a large upper-level bedroom that offers flexible use for sleeping quarters, a home office, or hobby space. Conveniently located near downtown Richmond, shopping, schools, and local amenities, this property offers small-town living with everyday conveniences nearby. Whether you re a first-time buyer, investor, or someone looking to add your own personal touches, this home presents a great opportunity to build equ

Key facts

• Main-level laundry
• Spacious living room
• 3,920 sq ft lot

Tags

• SPACIOUS LIVING ROOM
• MAIN-LEVEL LAUNDRY
• LARGE UPPER-LEVEL BEDROOM

Property features AI

Finance

• Other: Located on a city lot (~0.09 acres); Not in a flood plain
• HOA & community: No association fees; Janitorial service (maintenance description provided)

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence (Bungalow floor plan); Residential property
• Construction: Frame construction; Composition roof; Crawl space foundation; Property is 76–100 years old
• Exterior features: Front porch

Interior

• Kitchen: Electric range
• Bedrooms: Two bedrooms — one on the first floor and one on the upper level
• Flooring: Other
• Bathrooms: One full bathroom (first floor)
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Ceiling fan(s); Eat-in kitchen
• Laundry & utility: Dedicated laundry room located off the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($974 rent vs $70k).
• Cap rate 11.1% vs local median 3.6% in Richmond — 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 67/100 on livability (#198 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Richmond R-XVI (town): math 32% / reading 39% proficiency, ranked #209 of 324 in MO (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sunrise Elem. (math 33% / reading 37%, grade F, #672 of 1,115 statewide, top 60%, 447 students, 53% FRL); Richmond Middle (math 35% / reading 39%, grade F, #220 of 391 statewide, top 59%, 359 students, 40% FRL); Richmond High (math 22% / reading 47%, grade F, #321 of 521 statewide, top 67%, 454 students, 32% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 102 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 56 units permitted in Ray County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $691 of equity ($484 loan paydown + $207 appreciation (0.3% local appreciation)).
• Ray County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,000

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.39% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.26%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (median comp): $147,556
• List price: $70,000
• Delta: -39.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Joseph St	0.66mi	2/1.0	900 (0%)	2mo	$159,900	$178	68
314 E Lexington St	0.36mi	2/1.0	968 (+8%)	10mo	$112,000	$116	62
701 W Lexington St	0.55mi	2/1.0	858 (-5%)	6mo	$155,000	$181	61
802 Reyburn St	0.72mi	3/1.0 (+1)	893 (-1%)	4mo	$41,900	$47	57
403 S Thornton St	0.38mi	2/1.0	1,017 (+13%)	6mo	$59,500	$59	56
905 W Main St	0.70mi	2/1.0	950 (+6%)	6mo	$149,000	$157	53
509 Sycamore Dr	0.47mi	3/1.0 (+1)	1,008 (+12%)	1mo	$220,000	$218	52
806 Jabez St	0.64mi	3/1.0 (+1)	948 (+5%)	8mo	$130,000	$137	50
515 Cunningham St	0.61mi	2/1.0	783 (-13%)	1mo	$145,000	$185	49
403 Forrest St	0.43mi	3/1.0 (+1)	1,000 (+11%)	9mo	$119,900	$120	48
506 Cunningham St	0.55mi	2/1.0	1,000 (+11%)	13mo	$134,900	$135	45
804 Reyburn St	0.74mi	3/1.0 (+1)	1,015 (+13%)	12mo	$96,000	$95	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 1.86×
• Total profit: $16,902
• Equity at exit: $21,367

10-year hold

• IRR: 21.6%
• Equity multiple: 3.46×
• Total profit: $48,208
• Equity at exit: $26,531

Cash invested: $19,600 (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 64085

• Home prices YoY: 0.1%
• Active inventory: 102
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $974 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$91 /mo · $1,098/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $282

Break-even live

Break-even rent $617

Max offer price $70,000

Occupancy floor 66%

Sensitivity live

Price	-10% $322	-5% $302	+0% $282	+5% $262	+10% $242
Rent	-10% $205	-5% $243	+0% $282	+5% $320	+10% $359
Rate	-1.0pp $317	-0.5pp $300	base $282	+0.5pp $264	+1.0pp $245

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1105 Fairway Dr Richmond, MO	2.0	1.0	782	$925	$1.18	3d	1	1.37mi
1101 S Camden St Unit 1107 1 Richmond, MO	2.0	1.0	750	$1,000	$1.33	4d	1	1.38mi
1101 S Camden St Unit 1105 5 Richmond, MO	2.0	1.0	750	$1,000	$1.33	3d	1	1.38mi

Listing history 28 events

1. 2026-06-21
   days on market $70,000 Active 14 DOM
2. 2026-06-21
   days on market $70,000 Active 13 DOM
3. 2026-06-18
   days on market $70,000 Active 11 DOM
4. 2026-06-17
   days on market $70,000 Active 10 DOM
5. 2026-06-16
   days on market $70,000 Active 9 DOM
6. 2026-06-15
   days on market $70,000 Active 8 DOM
7. 2026-06-13
   days on market $70,000 Active 6 DOM
8. 2026-06-12
   days on market $70,000 Active 5 DOM
9. 2026-06-09
   days on market $70,000 Active 2 DOM
10. 2026-06-08
    remarks 699-char remark
11. 2026-06-08
    pricestatusdays on marketlisting id $70,000 Active 1 DOM
12. 2026-04-27
    price $90,000 850-char remark
13. 2026-03-13
    price $95,000 850-char remark
14. 2026-02-24
    price $100,000 850-char remark
15. 2026-02-05
    listed $115,000 Active 850-char remark
16. 2026-01-30
    historical $115,000 850-char remark
17. 2025-01-11
    historical
18. 2024-09-04
    price $130,000
19. 2024-05-22
    listed $135,000 Active
20. 2022-01-05
    soldstatus Closed
21. 2021-11-20
    status Pending
22. 2021-11-05
    listed $105,000 Active
23. 2021-08-17
    historical
24. 2021-07-21
    price $49,000
25. 2021-07-09
    listed $54,000 Active
26. 2020-11-06
    soldstatus Closed
27. 2020-10-07
    status Pending
28. 2020-10-04
    listed $25,000 Active

ⓘ 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: $1,098 · $91/mo
• Projected year-2 tax: $1,098 · $91/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,691
• − Mortgage interest: −$3,921
• − Property taxes: −$1,098
• − Insurance: −$350
• − Repairs & maintenance: −$935
• − Management: −$935
• − Depreciation: −$2,036
• Taxable income: $2,415
• Est. tax owed @ 24.0%: −$580
• After-tax cash flow: $2,803/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: Richmond R-XVI
• NCES district ID: 2926480
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $44,070
• Composite: 30.17/100
• National rank: #6321
• State rank: #209 of 324 in MO

Livability — Richmond

• Score: 67/100
• State rank: #198
• US rank: #10160

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richmond, MO
• Population (ZIP): 8,113

Population outlook (Ray County) Hauer SSP2

• Today (2025): 21,420 people
• By 2030: 20,507 · -4.3%
• By 2040: 18,550 · -13.4%
• By 2050: 16,516 · -22.9%
• By 2075: 12,899 · -39.8%
• By 2100: 10,413 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 3% Two or more races 3% Black 2% Native American 1%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Ray

• 2024 margin: Solid R (+48.7) · D 25.1% · R 73.8% · Other 1.1%
• 2008→2024 swing: -45.5pp toward R · 2008: -3.2pp · 2024: -48.7pp
• All cycles: 2024: R+48.7 2020: R+45.0 2016: R+37.1 2012: R+14.9 2008: R+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.30%
• Current HPI: 374.3671
• 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

+180.0% since first listed

19 events — show timeline

• 2026-06-07 Listed $70,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-20 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $90,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-13 Price Changed $95,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-24 Price Changed $100,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-05 Listed $115,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-30 Coming Soon — Heartland MLS as Distributed by MLS Grid
• 2025-01-11 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-09-04 Price Changed $130,000 Heartland MLS as Distributed by MLS Grid
• 2024-05-22 Listed $135,000 Heartland MLS as Distributed by MLS Grid
• 2022-01-05 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-11-20 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-11-05 Listed $105,000 Heartland MLS as Distributed by MLS Grid
• 2021-08-17 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2021-07-21 Price Changed $49,000 Heartland MLS as Distributed by MLS Grid
• 2021-07-09 Listed $54,000 Heartland MLS as Distributed by MLS Grid
• 2020-11-06 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2020-10-07 Pending — Heartland MLS as Distributed by MLS Grid
• 2020-10-04 Listed $25,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+13.4%/yr

Latest (2025): $1,098 · +20.0% YoY. Source: county tax records.