305 Williams St · Washington, MO 63090

$225,000

4 bd · 1.0 ba · 1,299 sqft · SingleFamily public records · 137 Days on market

Built 1920 6,621 sqft lot $173/sqft · 34% above area Est $256k · 12% under

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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).

• Cash flow +14.4/30.0
• ARV discount +12.9/15.0
• DSCR +4.4/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Craftsman Style tastefully blends the past with the present. Soft, arched entryways, period mill work, glass doorknobs are just part of that blended beauty. Main floor includes living room and formal dining room. Roomy, updated, kitchen features farmhouse sink, stainless appliances including smooth top range, dishwasher and refrigerator. Add to that there's the butcher block countertop and popular open shelving. Just off the kitchen is the main floor bedroom. Upper level you'll find 3 additional bedrooms and full bath with claw foot tub. Partially finished basement features large space just waiting for your ideas. Laundry room includes an open half-bath, plenty of storage. Don't forget the detached 2-car garage with alley access and 3 additional off-street parking spaces , fenced back yard. Just minutes to historic downtown, Lions Lake Park, YMCA and much more!

Key facts

• 6,621 sq ft lot
• 2 garage spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $46 ($549/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (18.8% below list).
• Recommended offer: $183k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.4% in Washington — 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 81/100 on livability (#13 in MO, #1,373 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute F.
• Washington (town): math 41% / reading 55% proficiency, ranked #46 of 324 in MO (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 199 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 614 units permitted in Franklin County in 2024 (100 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Franklin County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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.
• Current owner paid $92k; list at $225k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,790 (18.8% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 19% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.81% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.87%
• DSCR: 1.04
• GRM: 10.3

CMA / ARV

• ARV (median comp): $255,812
• List price: $225,000
• Delta: -12.04%
• 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
341 Mclean Ave	0.12mi	3/1.0 (-1)	1,247 (-4%)	2mo	$210,000	$168	81
901 W 9th St	0.55mi	4/1.0	1,296 (-0%)	7mo	$190,000	$147	68
701 Nora St	0.45mi	3/1.0 (-1)	1,344 (+4%)	1mo	$269,900	$201	68
320 W 6th St	0.46mi	3/2.0 (-1)	1,288 (-1%)	9mo	$269,900	$210	60
225 Rand St	0.13mi	3/2.0 (-1)	1,434 (+10%)	13mo	$243,000	$169	57
508 8th	0.56mi	4/2.0	1,201 (-8%)	7mo	$125,000	$104	52
505 W 9th St	0.58mi	3/2.5 (-1)	1,299 (0%)	12mo	$269,900	$208	51
609 Jefferson St	0.60mi	4/1.0	1,380 (+6%)	13mo	$220,000	$159	51
1221 W 7th St	0.59mi	4/2.0	1,128 (-13%)	1mo	$229,080	$203	46
810 W 8th St	0.51mi	3/3.0 (-1)	1,403 (+8%)	7mo	$251,500	$179	44
1222 W 8th St	0.63mi	3/2.0 (-1)	1,232 (-5%)	10mo	$255,000	$207	44
1175 W 9th St	0.62mi	3/1.5 (-1)	1,151 (-11%)	9mo	$210,000	$182	37

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

Projected returns pro-forma

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

5-year hold

• IRR: -14.9%
• Equity multiple: 0.47×
• Total profit: $-33,616
• Equity at exit: $33,548

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-25,800
• Equity at exit: $19,454

Cash invested: $63,000 (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 63090

• Active inventory: 199
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,828 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$125 /mo · $1,496/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $46

Break-even live

Break-even rent $1,770

Max offer price $225,000

Occupancy floor 92%

Sensitivity live

Price	-10% $173	-5% $109	+0% $46	+5% $-18	+10% $-82
Rent	-10% $-99	-5% $-26	+0% $46	+5% $118	+10% $190
Rate	-1.0pp $159	-0.5pp $103	base $46	+0.5pp $-13	+1.0pp $-72

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
715 W 2nd St Washington, MO	4.0	2.5	1800	$2,100	$1.17	11d	1	0.21mi
510 W 5th St Unit B Washington, MO	3.0	1.0	1200	$1,375	$1.15	44d	1	0.33mi
1025 Don Ave Washington, MO	1.0–3.0	1.0–2.0	1150	$1,750	$1.52	2d	4	1.25mi
25 Madison Ave Washington, MO	3.0	2.0	1428	$2,450	$1.72	18d	1	1.32mi

Listing history 38 events

1. 2026-06-18
   days on market $225,000 Active 137 DOM
2. 2026-06-17
   days on market $225,000 Active 136 DOM
3. 2026-06-16
   days on market $225,000 Active 135 DOM
4. 2026-06-15
   days on market $225,000 Active 134 DOM
5. 2026-06-13
   days on market $225,000 Active 132 DOM
6. 2026-06-13
   statusdays on market $225,000 Active 131 DOM
7. 2026-06-09
   days on market $225,000 Active Under Contract 128 DOM
8. 2026-06-08
   days on market $225,000 Active Under Contract 127 DOM
9. 2026-06-07
   days on market $225,000 Active Under Contract 126 DOM
10. 2026-06-03
    days on market $225,000 Active Under Contract 122 DOM
11. 2026-06-02
    statusdays on market $225,000 Active Under Contract 121 DOM
12. 2026-06-01
    days on market $225,000 Active 120 DOM
13. 2026-05-31
    days on market $225,000 Active 119 DOM
14. 2026-02-20
    status Active 890-char remark

    Show marketing remark (890 chars)

    Beautiful Craftsman Style tastefully blends the past with the present. Soft, arched entryways, period mill work, glass doorknobs are just part of that blended beauty. Main floor includes living room and formal dining room. Roomy, updated, kitchen features farmhouse sink, stainless appliances including smooth top range, dishwasher and refrigerator. Add to that there's the butcher block countertop and popular open shelving. Just off the kitchen is the main floor bedroom. Upper level you'll find 3 additional bedrooms and full bath with claw foot tub. Partially finished basement features large space just waiting for your ideas. Laundry room includes an open half-bath, plenty of storage. Don't forget the detached 2-car garage with alley access and 3 additional off-street parking spaces , fenced back yard. Just minutes to historic downtown, Lions Lake Park, YMCA and much more!

15. 2026-02-17
    historical Active Under Contract 890-char remark

    Show marketing remark (890 chars)

    Beautiful Craftsman Style tastefully blends the past with the present. Soft, arched entryways, period mill work, glass doorknobs are just part of that blended beauty. Main floor includes living room and formal dining room. Roomy, updated, kitchen features farmhouse sink, stainless appliances including smooth top range, dishwasher and refrigerator. Add to that there's the butcher block countertop and popular open shelving. Just off the kitchen is the main floor bedroom. Upper level you'll find 3 additional bedrooms and full bath with claw foot tub. Partially finished basement features large space just waiting for your ideas. Laundry room includes an open half-bath, plenty of storage. Don't forget the detached 2-car garage with alley access and 3 additional off-street parking spaces , fenced back yard. Just minutes to historic downtown, Lions Lake Park, YMCA and much more!

16. 2026-02-02
    listed $225,000 Active 890-char remark

    Show marketing remark (890 chars)

    Beautiful Craftsman Style tastefully blends the past with the present. Soft, arched entryways, period mill work, glass doorknobs are just part of that blended beauty. Main floor includes living room and formal dining room. Roomy, updated, kitchen features farmhouse sink, stainless appliances including smooth top range, dishwasher and refrigerator. Add to that there's the butcher block countertop and popular open shelving. Just off the kitchen is the main floor bedroom. Upper level you'll find 3 additional bedrooms and full bath with claw foot tub. Partially finished basement features large space just waiting for your ideas. Laundry room includes an open half-bath, plenty of storage. Don't forget the detached 2-car garage with alley access and 3 additional off-street parking spaces , fenced back yard. Just minutes to historic downtown, Lions Lake Park, YMCA and much more!

17. 2026-01-31
    historical $225,000 890-char remark

    Show marketing remark (890 chars)

    Beautiful Craftsman Style tastefully blends the past with the present. Soft, arched entryways, period mill work, glass doorknobs are just part of that blended beauty. Main floor includes living room and formal dining room. Roomy, updated, kitchen features farmhouse sink, stainless appliances including smooth top range, dishwasher and refrigerator. Add to that there's the butcher block countertop and popular open shelving. Just off the kitchen is the main floor bedroom. Upper level you'll find 3 additional bedrooms and full bath with claw foot tub. Partially finished basement features large space just waiting for your ideas. Laundry room includes an open half-bath, plenty of storage. Don't forget the detached 2-car garage with alley access and 3 additional off-street parking spaces , fenced back yard. Just minutes to historic downtown, Lions Lake Park, YMCA and much more!

18. 2025-06-26
    price $254,900
19. 2025-04-12
    status Active
20. 2025-04-03
    historical Active Under Contract
21. 2025-03-06
    listed $259,900 Active
22. 2024-07-16
    historical
23. 2024-06-26
    price $230,000
24. 2024-06-21
    listed $235,000 Active
25. 2024-06-18
    historical
26. 2024-01-29
    soldstatus
27. 2024-01-24
    soldstatus Closed
28. 2024-01-02
    historical Active Under Contract
29. 2023-12-11
    listed $205,000 Active
30. 2022-03-18
    soldstatus Closed
31. 2022-02-23
    status Pending
32. 2022-02-20
    listed $169,900 Active
33. 2000-09-12
    soldstatus
34. 2000-09-08
    soldstatus $92,500
35. 1996-08-22
    soldstatus
36. 1993-04-24
    soldstatus
37. 1987-10-10
    soldstatus
38. 1984-06-15
    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: $1,496 · $125/mo
• Projected year-2 tax: $2,182 · $182/mo
• Expected delta: +$687/yr (+$57/mo · 45.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 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: $21,935
• − Mortgage interest: −$12,603
• − Property taxes: −$1,496
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,755
• − Management: −$1,755
• − Depreciation: −$6,545
• Taxable loss: −$3,344
• Est. tax savings @ 24.0%: +$803
• After-tax cash flow: $1,351/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: Washington
• NCES district ID: 2931110
• Math proficiency: 41% ▼ -3.00%
• Reading proficiency: 55% ▼ -1.00%
• Median HH income: $58,344
• Composite: 41.87/100
• National rank: #3372
• State rank: #46 of 324 in MO

Livability — Washington

• Score: 81/100
• State rank: #13
• US rank: #1373

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Washington, MO
• Population (ZIP): 22,471

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 103,600 people
• By 2030: 103,298 · -0.3%
• By 2040: 100,607 · -2.9%
• By 2050: 94,280 · -9.0%
• By 2075: 77,103 · -25.6%
• By 2100: 54,405 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6% Hispanic / Latino 1%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+45.9) · D 26.5% · R 72.4% · Other 1.1%
• 2008→2024 swing: -33.5pp toward R · 2008: -12.4pp · 2024: -45.9pp
• All cycles: 2024: R+45.9 2020: R+43.8 2016: R+46.1 2012: R+27.9 2008: R+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -96.53%
• Current HPI: 175.3309
• 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

+143.2% since first listed

25 events — show timeline

• 2026-02-20 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-17 Contingent — MARIS as Distributed by MLS Grid
• 2026-02-02 Listed $225,000 MARIS as Distributed by MLS Grid
• 2026-01-31 Coming Soon $225,000 MARIS as Distributed by MLS Grid
• 2025-06-26 Price Changed $254,900 MARIS as Distributed by MLS Grid
• 2025-04-12 Relisted — MARIS as Distributed by MLS Grid
• 2025-04-03 Contingent — MARIS as Distributed by MLS Grid
• 2025-03-06 Listed $259,900 MARIS as Distributed by MLS Grid
• 2024-07-16 Delisted — MARIS as Distributed by MLS Grid
• 2024-06-26 Price Changed $230,000 MARIS as Distributed by MLS Grid
• 2024-06-21 Listed $235,000 MARIS as Distributed by MLS Grid
• 2024-06-18 Coming Soon — MARIS as Distributed by MLS Grid
• 2024-01-29 Sold (Public Records) — Public Records
• 2024-01-24 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-01-02 Contingent — MARIS as Distributed by MLS Grid
• 2023-12-11 Listed $205,000 MARIS as Distributed by MLS Grid
• 2022-03-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-02-23 Pending — MARIS as Distributed by MLS Grid
• 2022-02-20 Listed $169,900 MARIS as Distributed by MLS Grid
• 2000-09-12 Sold (Public Records) — Public Records
• 2000-09-08 Sold (Public Records) $92,500 Public Records
• 1996-08-22 Sold (Public Records) — Public Records
• 1993-04-24 Sold (Public Records) — Public Records
• 1987-10-10 Sold (Public Records) — Public Records
• 1984-06-15 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,496 · +16.4% YoY. Source: county tax records.