507 Coleman Ave · Potosi, MO 63664

$165,000

3 bd · 1.0 ba · 1,484 sqft · Other public records · 130 Days on market

Built 1954 7,143 sqft 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 +9.5/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0

Listing remarks MLS

COUNTRY CHARM AT ITS FINEST, Super Sharp Home, Many updates, New vinyl click flooring in Kitchen, Dining and Living Room. 4 bedrooms, 1 1/2 baths. Newer sinks, Commodes, Water Heater, Sliding glass door is that walks out to the beautiful back deck is brand new. New windows in Dining and Kitchen areas, and New Storm Windows. Insulation was updated recently. Hardwood under some of the carpeted areas. This home has a 4th bedroom that has its own private 1/2 bath, walk in closet and separate entrance. Plenty of Storage in the basment, plus a metal storage shed for all of your lawn equipment. Tuck Under carport was formerly a 1 car garage. This won't last long.

Key facts

• Front porch
• Carport
• Storage shed

Tags

• FENCED BACKYARD
• MATURE TREES
• DEDICATED DINING AREA
• FRONT PORCH
• STORAGE SHED
• CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (34.3% below list).
• Recommended offer: $108k (34.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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 $18k of equity ($1k loan paydown + $16k 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 ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $108,434 (34.3% 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 130 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — 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: 0.66% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.00%
• DSCR: 0.87
• GRM: 12.7

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: 22.1%
• Equity multiple: 2.78×
• Total profit: $82,426
• Equity at exit: $148,645

10-year hold

• IRR: 19.9%
• Equity multiple: 6.38×
• Total profit: $248,338
• Equity at exit: $320,559

Cash invested: $46,200 (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: 12.7×

Monthly cashflow live

• Estimated rent: $1,084 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$38 /mo · $456/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $-115

Break-even live

Break-even rent $1,230

Max offer price $144,612

Occupancy floor —

Sensitivity live

Price	-10% $-22	-5% $-69	+0% $-115	+5% $-162	+10% $-209
Rent	-10% $-201	-5% $-158	+0% $-115	+5% $-73	+10% $-30
Rate	-1.0pp $-32	-0.5pp $-73	base $-115	+0.5pp $-158	+1.0pp $-202

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-04-17
   status Pending
2. 2026-04-08
   status Active
3. 2026-03-25
   status Pending
4. 2026-03-25
   status Active
5. 2026-03-20
   status Active
6. 2025-12-11
   status Pending
7. 2025-12-01
   price $165,000
8. 2025-10-22
   price $170,000
9. 2025-10-14
   price $175,000
10. 2025-10-02
    price $180,000
11. 2025-09-25
    price $185,000
12. 2025-09-11
    price $190,000
13. 2025-08-12
    listed $195,000 Active
14. 2022-09-02
    status Pending 668-char remark

    Show marketing remark (668 chars)

    COUNTRY CHARM AT ITS FINEST, Super Sharp Home, Many updates, New vinyl click flooring in Kitchen, Dining and Living Room. 4 bedrooms, 1 1/2 baths. Newer sinks, Commodes, Water Heater, Sliding glass door is that walks out to the beautiful back deck is brand new. New windows in Dining and Kitchen areas, and New Storm Windows. Insulation was updated recently. Hardwood under some of the carpeted areas. This home has a 4th bedroom that has its own private 1/2 bath, walk in closet and separate entrance. Plenty of Storage in the basment, plus a metal storage shed for all of your lawn equipment. Tuck Under carport was formerly a 1 car garage. This won't last long.

15. 2022-09-02
    soldstatus Closed 668-char remark

    Show marketing remark (668 chars)

    COUNTRY CHARM AT ITS FINEST, Super Sharp Home, Many updates, New vinyl click flooring in Kitchen, Dining and Living Room. 4 bedrooms, 1 1/2 baths. Newer sinks, Commodes, Water Heater, Sliding glass door is that walks out to the beautiful back deck is brand new. New windows in Dining and Kitchen areas, and New Storm Windows. Insulation was updated recently. Hardwood under some of the carpeted areas. This home has a 4th bedroom that has its own private 1/2 bath, walk in closet and separate entrance. Plenty of Storage in the basment, plus a metal storage shed for all of your lawn equipment. Tuck Under carport was formerly a 1 car garage. This won't last long.

16. 2022-08-05
    historical Active Under Contract 668-char remark

    Show marketing remark (668 chars)

    COUNTRY CHARM AT ITS FINEST, Super Sharp Home, Many updates, New vinyl click flooring in Kitchen, Dining and Living Room. 4 bedrooms, 1 1/2 baths. Newer sinks, Commodes, Water Heater, Sliding glass door is that walks out to the beautiful back deck is brand new. New windows in Dining and Kitchen areas, and New Storm Windows. Insulation was updated recently. Hardwood under some of the carpeted areas. This home has a 4th bedroom that has its own private 1/2 bath, walk in closet and separate entrance. Plenty of Storage in the basment, plus a metal storage shed for all of your lawn equipment. Tuck Under carport was formerly a 1 car garage. This won't last long.

17. 2022-07-31
    listed $155,000 Active 668-char remark

    Show marketing remark (668 chars)

    COUNTRY CHARM AT ITS FINEST, Super Sharp Home, Many updates, New vinyl click flooring in Kitchen, Dining and Living Room. 4 bedrooms, 1 1/2 baths. Newer sinks, Commodes, Water Heater, Sliding glass door is that walks out to the beautiful back deck is brand new. New windows in Dining and Kitchen areas, and New Storm Windows. Insulation was updated recently. Hardwood under some of the carpeted areas. This home has a 4th bedroom that has its own private 1/2 bath, walk in closet and separate entrance. Plenty of Storage in the basment, plus a metal storage shed for all of your lawn equipment. Tuck Under carport was formerly a 1 car garage. This won't last long.

ⓘ 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: $456 · $38/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$1,144/yr (+$95/mo · 250.8%)

ⓘ 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 · 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: $13,012
• − Mortgage interest: −$9,243
• − Property taxes: −$456
• − Insurance: −$825
• − Repairs & maintenance: −$1,041
• − Management: −$1,041
• − Depreciation: −$4,800
• Taxable loss: −$4,394
• Est. tax savings @ 24.0%: +$1,054
• After-tax cash flow: $-330/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

+6.5% since first listed

17 events — show timeline

• 2026-04-17 Pending — MARIS as Distributed by MLS Grid
• 2026-04-08 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-25 Pending — MARIS as Distributed by MLS Grid
• 2026-03-25 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-20 Relisted — MARIS as Distributed by MLS Grid
• 2025-12-11 Pending — MARIS as Distributed by MLS Grid
• 2025-12-01 Price Changed $165,000 MARIS as Distributed by MLS Grid
• 2025-10-22 Price Changed $170,000 MARIS as Distributed by MLS Grid
• 2025-10-14 Price Changed $175,000 MARIS as Distributed by MLS Grid
• 2025-10-02 Price Changed $180,000 MARIS as Distributed by MLS Grid
• 2025-09-25 Price Changed $185,000 MARIS as Distributed by MLS Grid
• 2025-09-11 Price Changed $190,000 MARIS as Distributed by MLS Grid
• 2025-08-12 Listed $195,000 MARIS as Distributed by MLS Grid
• 2022-09-02 Pending — MARIS as Distributed by MLS Grid
• 2022-09-02 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-08-05 Contingent — MARIS as Distributed by MLS Grid
• 2022-07-31 Listed $155,000 MARIS as Distributed by MLS Grid

Property tax history

-0.1%/yr

Latest (2025): $456 · -1.7% YoY. Source: county tax records.