511 Macarthur St · Washington, MO 63090

$95,000

4 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 19 Days on market

Built 1940 7,013 sqft lot $90/sqft · 54% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Looking for a project in great location! Look no further! Located in the heart of Washington, MO you will find this 3+ bedroom, 1+ bathroom 1.5 story! Bring your imagination and Pinterest board to this one! Plan on spending plenty of time on the covered front and rear patios! Wood floors almost throughout this whole home. Large fenced-in backyard!

Key facts

• Wood floors
• 7,013 sq ft lot
• Built 1940

Tags

• COVERED FRONT AND REAR PATIOS
• WOOD FLOORS
• LARGE FENCED-IN BACKYARD

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity (single phase); Electricity, sewer and water connected
• Home design: Single family residence (residential); One and one-half levels; Private ownership; Property listed as fixer
• Construction: Aluminum siding; Asphalt roof; Block foundation; Year built information from public records
• Exterior features: Covered front porch and rear porch; Patio; Chain link fencing; Back yard; Level lot; City street frontage; Asphalt road surface; Shed(s)

Interior

• Bedrooms: 4 bedrooms total, including 1 bedroom on the main level and 3 bedrooms on the upper level
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom (main and upper level count combined)
• Heating & cooling: Electric forced air heating; Central air conditioning
• Interior features: Hardwood and vinyl floors; Full walk-up basement with block and concrete construction
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $992 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.8% 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: 199 active listings in the ZIP; 3 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 $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1940 — 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 $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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: 2.15% ✓
• Cap rate: 18.82%
• Cash-on-cash: 44.74%
• DSCR: 2.99
• GRM: 3.9

CMA / ARV

• ARV (median comp): $205,397
• List price: $95,000
• Delta: -53.75%
• 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
512 E 3rd St	0.16mi	3/1.0 (-1)	1,060 (+0%)	10mo	$160,000	$151	78
619 E 8th St	0.15mi	3/2.0 (-1)	960 (-9%)	1mo	$207,000	$216	68
623 E 8th St	0.14mi	3/1.0 (-1)	988 (-6%)	12mo	$199,900	$202	67
953 E 1st St	0.32mi	4/2.0	1,007 (-5%)	11mo	$175,000	$174	64
521 E 7th St	0.17mi	3/1.5 (-1)	960 (-9%)	9mo	$159,900	$167	62
8 E Fourth St	0.47mi	3/2.0 (-1)	986 (-7%)	9mo	$195,000	$198	51
904 Cedar St	0.66mi	3/1.0 (-1)	1,046 (-1%)	18mo	$205,000	$196	48
7 W 12th St	0.64mi	3/1.0 (-1)	1,008 (-4%)	12mo	$235,000	$233	48
1213 E 5th St	0.47mi	3/2.0 (-1)	1,122 (+6%)	14mo	$195,000	$174	47
1407 E 5th St	0.62mi	3/1.0 (-1)	1,123 (+6%)	11mo	$205,000	$183	46
1443 E 8th St	0.69mi	4/1.0	1,123 (+6%)	20mo	$235,000	$209	41
508 8th	0.71mi	4/2.0	1,201 (+14%)	7mo	$125,000	$104	34

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: 41.8%
• Equity multiple: 2.80×
• Total profit: $47,783
• Equity at exit: $14,165

10-year hold

• IRR: 48.0%
• Equity multiple: 5.62×
• Total profit: $122,986
• Equity at exit: $8,214

Cash invested: $26,600 (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 63090

• Active inventory: 199
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,042 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$84 /mo · $1,005/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $992

Break-even live

Break-even rent $787

Max offer price $95,000

Occupancy floor 46%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Madison Ave Washington, MO	3.0	2.0	1428	$2,450	$1.72	17d	1	0.32mi
510 W 5th St Unit B Washington, MO	3.0	1.0	1200	$1,375	$1.15	43d	1	0.79mi
1025 Don Ave Washington, MO	1.0–3.0	1.0–2.0	1150	$1,750	$1.52	1d	4	1.34mi

Listing history 10 events

1. 2026-06-18
   days on market $95,000 Active 19 DOM
2. 2026-06-17
   days on market $95,000 Active 18 DOM
3. 2026-06-16
   days on market $95,000 Active 17 DOM
4. 2026-06-15
   days on market $95,000 Active 16 DOM
5. 2026-06-13
   days on market $95,000 Active 14 DOM
6. 2026-06-13
   statusdays on market $95,000 Active 13 DOM
7. 2026-05-14
   status Pending 349-char remark
8. 2026-05-02
   listed $95,000 Active 349-char remark
9. 2005-10-21
   soldstatus
10. 2005-10-21
    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: $1,005 · $84/mo
• Projected year-2 tax: $1,005 · $84/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 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: $24,506
• − Mortgage interest: −$5,321
• − Property taxes: −$1,005
• − Insurance: −$475
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − Depreciation: −$2,764
• Taxable income: $11,020
• Est. tax owed @ 24.0%: −$2,645
• After-tax cash flow: $9,257/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

5 events — show timeline

• 2026-06-11 Relisted — MARIS as Distributed by MLS Grid
• 2026-05-14 Pending — MARIS as Distributed by MLS Grid
• 2026-05-02 Listed $95,000 MARIS as Distributed by MLS Grid
• 2005-10-21 Sold (Public Records) — Public Records
• 2005-10-21 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,005 · +6.7% YoY. Source: county tax records.