317 E 4th St · Washington, MO 63090

$160,000

3 bd · 1.0 ba · 1,469 sqft · SingleFamily public records · 16 Days on market

Built 1900 6,751 sqft lot Est $241k · 34% under

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.2/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NO FAULT OF SELLER! House has passed Occupancy Inspection & is ready for a new buyer! 5 generations have owned & loved this home, but it's time for someone new to love the character it has to offer! Large rooms w/hardwood flooring & high ceilings are highlights w/a kitchen that offers warm wood cabinets plus all appliances...washer & dryer, too, in the main flr laundry. A cozy room off the kitchen works as a dining area or other options, as the kitchen is big enough for a table. The spacious bedroom on the main level includes 2 closets while the upstairs BR is open & could possibly be divided into 2 bedrooms. Relax on the back deck overlooking the yard, while the detached building works great for storage. Some updates still needed but lots of potential! Close to the downtown area, this would be a great place to call HOME! SOLD AS IS! NO government loans! Newer items: Panel box & house rewired; new insulation, newer windows, roof, exterior doors, front porch, kitchen & bath updates!

Key facts

• Separate dining room
• Main floor laundry
• Large kitchen

Tags

• SEPARATE DINING ROOM
• LARGE KITCHEN
• MAIN FLOOR BEDROOM
• ORIGINAL HARD WOOD FLOORS
• MAIN FLOOR LAUNDRY
• NEW KITCHEN CABINETS

Property features AI

Finance

• Other: Level lot; Dirt road access
• Financial info: Lease not considered; Second mortgage: none reported
• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric service (other); Cable available
• Home design: Single-family residence; Residential property; One and one-half levels; Facing and entry details not provided
• Construction: Stucco exterior; Stone foundation; Year built source: public records
• Exterior features: Covered deck; Shed(s)

Interior

• Kitchen: Gas range; Gas oven; Refrigerator; Propane water heater
• Bedrooms: 2 bedrooms total; 1 bedroom on the main level; 1 bedroom on the upper level
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (propane); Central electric air conditioning; Ceiling fans
• Interior features: Special millwork; Cellar basement
• Laundry & utility: Main level laundry; Humidifier

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% 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.
• Zoned schools: South Point Elementary (math 41% / reading 41%, grade F, #520 of 1,115 statewide, top 47%, 407 students, 33% FRL); Washington High School (math 29% / reading 73%, grade D+, #109 of 521 statewide, top 21%, 1,322 students, 20% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: 201 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $157,600 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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 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?
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: 1.12% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.20%
• DSCR: 1.50
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $240,916
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
426 E 5th St	0.12mi	4/2.0 (+1)	1,458 (-1%)	8mo	$207,000	$142	77
210 E Main St	0.17mi	4/3.0 (+1)	1,486 (+1%)	1mo	$335,000	$225	77
701 Locust St	0.21mi	2/2.0 (-1)	1,476 (+0%)	7mo	$215,000	$146	74
528 E 11th St	0.42mi	3/2.0	1,436 (-2%)	3mo	$225,000	$157	70
341 Stafford St	0.63mi	3/2.0	1,498 (+2%)	2mo	$265,000	$177	62
612 W 3rd St	0.72mi	3/1.0	1,523 (+4%)	2mo	$249,900	$164	58
824 Locust St	0.33mi	3/3.5	1,370 (-7%)	8mo	$325,000	$237	57
516 E 8th St	0.32mi	3/2.0	1,286 (-12%)	7mo	$204,900	$159	54
808 Macarthur St	0.43mi	3/2.0	1,665 (+13%)	6mo	$267,000	$160	49
320 Olive St	0.55mi	2/2.0 (-1)	1,370 (-7%)	9mo	$239,500	$175	47
613 Washington Ave	0.61mi	2/2.0 (-1)	1,358 (-8%)	6mo	$209,900	$155	45
1200 E 8th St	0.72mi	4/2.0 (+1)	1,363 (-7%)	2mo	$250,000	$183	44

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: 0.4%
• Equity multiple: 1.01×
• Total profit: $669
• Equity at exit: $23,857

10-year hold

• IRR: 10.0%
• Equity multiple: 1.77×
• Total profit: $34,716
• Equity at exit: $13,834

Cash invested: $44,800 (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: 201
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,790 high
• Mortgage (P&I): −$839
• Tax from tax record: −$90 /mo · $1,081/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $418

Break-even live

Break-even rent $1,260

Max offer price $160,000

Occupancy floor 72%

Sensitivity live

Price	-10% $509	-5% $463	+0% $418	+5% $373	+10% $328
Rent	-10% $277	-5% $348	+0% $418	+5% $489	+10% $560
Rate	-1.0pp $499	-0.5pp $459	base $418	+0.5pp $377	+1.0pp $335

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
510 W 5th St Unit B Washington, MO	3.0	1.0	1200	$1,375	$1.15	44d	1	0.53mi
25 Madison Ave Washington, MO	3.0	2.0	1428	$2,450	$1.72	18d	1	0.54mi
7 Village West Ct #101 Washington, MO	2.0	1.0	1125	$1,000	$0.89	44d	1	0.74mi
715 W 2nd St Washington, MO	4.0	2.5	1800	$2,100	$1.17	11d	1	0.84mi
1025 Don Ave Washington, MO	1.0–3.0	1.0–2.0	1150	$1,750	$1.52	2d	4	1.29mi

Listing history 11 events

1. 2026-06-21
   days on market $160,000 Active 16 DOM
2. 2026-06-18
   days on market $160,000 Active 13 DOM
3. 2026-06-17
   pricedays on market $160,000 Active 12 DOM
4. 2026-06-16
   days on market $175,000 Active 11 DOM
5. 2026-06-15
   days on market $175,000 Active 10 DOM
6. 2026-06-13
   days on market $175,000 Active 8 DOM
7. 2026-06-13
   days on market $175,000 Active 7 DOM
8. 2026-06-09
   days on market $175,000 Active 4 DOM
9. 2026-06-08
   days on market $175,000 Active 3 DOM
10. 2026-06-07
    remarks 624-char remark
11. 2026-06-07
    listed $175,000 Active 2 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: $1,081 · $90/mo
• Projected year-2 tax: $1,552 · $129/mo
• Expected delta: +$471/yr (+$39/mo · 43.6%)

ⓘ 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 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: $21,478
• − Mortgage interest: −$8,962
• − Property taxes: −$1,081
• − Insurance: −$800
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − Depreciation: −$4,655
• Taxable income: $2,544
• Est. tax owed @ 24.0%: −$611
• After-tax cash flow: $4,408/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

+41.2% since first listed

15 events — show timeline

• 2026-06-05 Listed $175,000 MARIS as Distributed by MLS Grid
• 2023-06-09 Delisted — MARIS as Distributed by MLS Grid
• 2023-02-23 Relisted — MARIS as Distributed by MLS Grid
• 2023-02-15 Pending — MARIS as Distributed by MLS Grid
• 2023-01-22 Price Changed $155,000 MARIS as Distributed by MLS Grid
• 2022-12-30 Price Changed $158,500 MARIS as Distributed by MLS Grid
• 2022-12-24 Relisted — MARIS as Distributed by MLS Grid
• 2022-12-08 Pending — MARIS as Distributed by MLS Grid
• 2022-12-02 Listed $159,900 MARIS as Distributed by MLS Grid
• 2021-07-28 Pending — MARIS as Distributed by MLS Grid
• 2021-07-28 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-06-30 Contingent — MARIS as Distributed by MLS Grid
• 2021-06-05 Relisted — MARIS as Distributed by MLS Grid
• 2021-04-29 Contingent — MARIS as Distributed by MLS Grid
• 2021-04-21 Listed $123,900 MARIS as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2025): $1,081 · -0.5% YoY. Source: county tax records.