112 W Main St

Washington, Missouri, 63090

Tax LienwithdrawnSells Aug 24, 2026 · 19 days ago

View on map ↗

Opening bid

$34,511

Assessed value

$129,756

Market / AVM

$129,756

Taxes owed

$34,511

Parcel number: 10-5-22.0-1-008-055.000
Case number: —
Land use: Commercial
Building: —
Acreage: 0.1
Lot size: 4,356 sqft
Year built: 1933
Owner of record: Barbara Poynter

Legal description

STAATS,SHAYLA D&STAATS,SIERRA Sec 22 Twn 44 Rng 1W JOHN F MENSES MOMMY & ME...AGAIN! W PT OF LOT 2 & E PT OF LOT 3 BLK 34 JOHN F MENSES ADDN

Property facts enriched via realestateapi · 8/25/2026

Aerial view of 112 W Main St — the parcel — Aerial imagery from the USGS National Map. Flown on a multi-year cycle — it shows the site as photographed, which may predate clearing, construction or demolition. Not evidence of current condition.

Aerial view of 112 W Main St — what is around it — Aerial imagery from the USGS National Map. Flown on a multi-year cycle — it shows the site as photographed, which may predate clearing, construction or demolition. Not evidence of current condition.

County records

Official appraiser / assessor — free, always available. Copy the parcel number if the link opens a search page.

Assessor ↗search: 10-5-22.0-1-008-055.000
Delinquent Taxes and Tax Sales ↗search: 10-5-22.0-1-008-055.000
Recorded Document Search ↗search: 10-5-22.0-1-008-055.000
Google Maps (parcel / address search) ↗

Franklin County rules

Sale type: Tax Lien
Redemption: 1 year (2 years for some parcels) from sale
Return if redeemed: 10% per annum plus 8% on subsequent taxes paid
Statute: Missouri Revised Statutes Ch. 140

Full county profile →

Historical comps

No historical bucket for MO|Tax Lien

No recorded comps yet for this state/sale type. Run deedpilot-copilot import-history --deep and build-history-index.

Index 2026-08-01 · 87,879 total recorded outcomes

Liens that survive

Certificate stage is a lien interest. Collector’s deed process after redemption may cut off most junior private liens; federal and some governmental liens can survive. Full title search before deed petition.

Quiet title

Petition for collector’s deed is required; quiet title is often still used to strengthen insurable title on St. Louis-west inventory.

Verify before you bid

This record was compiled from the published sale list. Parcels are pulled, redeemed, and re-priced up to the moment of sale. Confirm the lot is still in the sale, and confirm the opening bid, directly with the county.

Franklin County Collector ↗

Deal analysis

Your maximum bid

$72,906

Walk away above this. Projected profit at the ceiling: $38,927 (30% of ARV).

Opening bid $34,511

Room to bid $38,395

Confidence: medium — ARV from a provider market estimate, not comps.

History-guided suggestion

$46,953

Under max by $25,953

≤ oracle maxBid

Co-pilot target using recorded auction history. Never above your maximum bid.

History sample

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Median sold

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p(redeem) prior

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No historical bucket for MO|Tax Lien; suggestion uses oracle only.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Provider market estimate of $129,756. This is an as-is valuation, not an after-repair one — enter your own comparable-sales figure if the property needs work.

After-repair value: $129,756
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$10,380
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical MO range ($1,800–$5,000, ~5 months).: −$3,400
Deed recording and transferassumed Typical MO recording and deed issuance cost.: −$250
Holding costs (20 months)assumed Taxes, insurance, and securing the property at ~$195/month.: −$3,893
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$38,927
Maximum bid: $72,906

If the owner redeems

Flat penalty

10%

You'd receive

$7,291

Window

365 days

MO sells liens: the expected outcome is redemption with interest, not ownership. Taking title needs a separate foreclosure after 365 days.

Quoted elsewhere as 10% annualised — true only if they redeem on the last possible day and you immediately redeploy the capital. Treat the flat penalty as the real number.

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. A NOTICE FAILURE FORFEITS THE ENTIRE INVESTMENT, NOT JUST THE DEED. RSMo 140.405: "Failure of the purchaser to comply with this section shall result in such purchaser's loss of all interest in the real estate." Compliance means a title search report from a licensed attorney or title company, notice to the owner and every recorded lienholder at least ninety days before the deed may be taken, sent by both first class and certified mail, and an affidavit filed with the collector. Budget the title search and the mailings as certain costs of every Missouri position, and treat the ninety-day deadline as the hardest date in this file.
Missouri's three subclasses span 12% to 32%, so the classification matters more than the number. Dividing a commercial assessment by the residential 0.19 overstates the property by about 1.7x, the dangerous direction. Dividing an agricultural assessment by 0.19 understates it by about a third — safe, but it will make farmland look worthless. Confirm the subclass on the assessor's record before accepting a derived Missouri value.

AI risk brief

Reads this parcel against FranklinCounty's rules and flags what could go wrong — surviving liens, redemption exposure, title cost, and the facts we don't have. Takes about 35 seconds; the result is saved, so opening this lot again is instant.