305 Macarthur St · Washington, MO 63090

$229,900

3 bd · 1.0 ba · 937 sqft · SingleFamily public records · 24 Days on market

Built 1904 7,927 sqft lot Est $186k · 24% over

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Why this score? — see what drove the F 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 +4.6/30.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Private Sale, entered for comp purposes only.

Key facts

• Covered front porch
• Natural light
• Main floor laundry

Tags

• COVERED FRONT PORCH
• GLEAMING WOOD FLOORING
• UPDATED KITCHEN
• NATURAL LIGHT
• MAIN FLOOR LAUNDRY
• DECK

Property features AI

Finance

• Other: Above-grade finished area recorded at 1,318 (source: assessor)
• Financial info: Lease not considered; No home warranty indicated

Exterior

• Parking: Detached oversized garage with two garage spaces and garage door opener (approximately 24x26); Off-street parking
• Utilities: Public water; Public sewer; Electricity connected (single-phase)
• Home design: Single-family residence; One-and-one-half story; Private ownership; City lot, level; Road frontage on a city street
• Construction: Frame construction with vinyl siding; Architectural shingle roof; Stone foundation; Built according to public records (above-grade finished area recorded)
• Exterior features: Covered front porch; Deck; Chain link backyard fence; Panel, pocket and storm doors

Interior

• Kitchen: Dishwasher; Microwave; Electric range and oven; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms (both on the upper level)
• Flooring: Hardwood; Other flooring where applicable
• Bathrooms: 2 full bathrooms (one on main level, one on upper level)
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: Breakfast bar; Ceiling fans; Special millwork; Walk-in closets; Insulated windows
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-586 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (45.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (54.8% below list).
• Recommended offer: $104k (54.8% below list) — sets the bar for 1% rule.
• Cap rate 3.2% 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 Middle (math 43% / reading 54%, grade C-, #81 of 391 statewide, top 21%, 551 students, 31% FRL); Washington High School (math 29% / reading 73%, grade D+, #109 of 521 statewide, top 21%, 1,322 students, 20% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: 203 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $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 24 days — a 2% lower offer ($226k) 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.
• Current owner paid $129k; list at $230k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — 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 $104,000 (54.8% 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. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.45% ✗
• Cap rate: 3.23%
• Cash-on-cash: -10.92%
• DSCR: 0.51
• GRM: 18.4

CMA / ARV

• ARV (on-the-fly): $185,526
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 Boone St	0.07mi	2/1.0 (-1)	962 (+3%)	8mo	$200,000	$208	81
619 E 8th St	0.26mi	3/2.0	960 (+2%)	1mo	$207,000	$216	79
521 E 7th St	0.23mi	3/1.5	960 (+2%)	9mo	$159,900	$167	75
623 E 8th St	0.25mi	3/1.0	988 (+5%)	13mo	$199,900	$202	69
512 E 3rd St	0.06mi	3/1.0	1,060 (+13%)	11mo	$160,000	$151	66
8 E Fourth St	0.41mi	3/2.0	986 (+5%)	9mo	$195,000	$198	61
953 E 1st St	0.32mi	4/2.0 (+1)	1,007 (+8%)	11mo	$175,000	$174	54
1323 E 6th St	0.63mi	2/1.0 (-1)	878 (-6%)	1mo	$151,000	$172	54
320 Penn	0.65mi	2/1.0 (-1)	912 (-3%)	14mo	$195,000	$214	48
257 Carriage Ct	0.75mi	2/1.0 (-1)	908 (-3%)	12mo	$134,500	$148	45
7 W 12th St	0.69mi	3/1.0	1,008 (+8%)	12mo	$235,000	$233	45
1409 E 6th St	0.69mi	2/1.0 (-1)	875 (-7%)	9mo	$150,000	$171	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: -36.2%
• Equity multiple: -0.16×
• Total profit: $-74,666
• Equity at exit: $34,279

10-year hold

• IRR: -50.8%
• Equity multiple: -0.76×
• Total profit: $-113,457
• Equity at exit: $19,878

Cash invested: $64,372 (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: 203
• Price-to-rent: 18.4×

Monthly cashflow live

• Estimated rent: $1,040 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$106 /mo · $1,273/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $-586

Break-even live

Break-even rent $1,782

Max offer price $126,398

Occupancy floor —

Sensitivity live

Price	-10% $-456	-5% $-521	+0% $-586	+5% $-651	+10% $-716
Rent	-10% $-668	-5% $-627	+0% $-586	+5% $-545	+10% $-504
Rate	-1.0pp $-470	-0.5pp $-527	base $-586	+0.5pp $-645	+1.0pp $-706

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221a Elm St Unit B Washington, MO	2.0	1.0	825	$700	$0.85	16d	1	0.60mi
7 Village West Ct #101 Washington, MO	2.0	1.0	1125	$1,000	$0.89	45d	1	0.96mi
1006 Marilyn Ct Unit 1006-9 Washington, MO	2.0	1.0	750	$1,125	$1.50	45d	1	1.05mi
1029 Caroline Dr Washington, MO	2.0	1.0	750	$1,125	$1.50	0d	1	1.08mi
1025 Don Ave Washington, MO	1.0–3.0	1.0–2.0	1150	$1,750	$1.52	0d	4	1.41mi

Listing history 25 events

1. 2026-06-21
   days on market $229,900 Active 24 DOM
2. 2026-06-18
   days on market $229,900 Active 21 DOM
3. 2026-06-17
   days on market $229,900 Active 20 DOM
4. 2026-06-16
   days on market $229,900 Active 19 DOM
5. 2026-06-15
   days on market $229,900 Active 18 DOM
6. 2026-06-13
   days on market $229,900 Active 16 DOM
7. 2026-06-13
   statusdays on market $229,900 Active 15 DOM
8. 2026-06-09
   days on market $229,900 Active Under Contract 12 DOM
9. 2026-06-08
   days on market $229,900 Active Under Contract 11 DOM
10. 2026-06-07
    days on market $229,900 Active Under Contract 10 DOM
11. 2026-06-03
    days on market $229,900 Active Under Contract 6 DOM
12. 2026-06-02
    days on market $229,900 Active Under Contract 5 DOM
13. 2026-06-01
    days on market $229,900 Active Under Contract 4 DOM
14. 2026-05-31
    statusdays on market $229,900 Active Under Contract 3 DOM
15. 2026-05-28
    listed $229,900 Active
16. 2026-05-28
    historical $229,900
17. 2025-08-17
    price $229,900
18. 2025-06-25
    price $234,900
19. 2025-06-25
    price $254,900
20. 2025-02-13
    listed $239,000 Active
21. 2024-04-09
    soldstatus 45-char remark

    Show marketing remark (45 chars)

    Private Sale, entered for comp purposes only.

22. 2008-09-29
    soldstatus $128,900
23. 2005-02-17
    soldstatus
24. 2003-01-23
    soldstatus
25. 1997-10-31
    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: $1,273 · $106/mo
• Projected year-2 tax: $2,230 · $186/mo
• Expected delta: +$957/yr (+$80/mo · 75.2%)

ⓘ 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: $12,480
• − Mortgage interest: −$12,878
• − Property taxes: −$1,273
• − Insurance: −$1,150
• − Repairs & maintenance: −$998
• − Management: −$998
• − Depreciation: −$6,688
• Taxable loss: −$11,505
• Est. tax savings @ 24.0%: +$2,761
• After-tax cash flow: $-4,270/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

+78.4% since first listed

11 events — show timeline

• 2026-05-28 Listed $229,900 MARIS as Distributed by MLS Grid
• 2026-05-28 Coming Soon $229,900 MARIS as Distributed by MLS Grid
• 2025-08-17 Price Changed $229,900 MARIS as Distributed by MLS Grid
• 2025-06-25 Price Changed $234,900 MARIS as Distributed by MLS Grid
• 2025-06-25 Price Changed $254,900 MARIS as Distributed by MLS Grid
• 2025-02-13 Listed $239,000 MARIS as Distributed by MLS Grid
• 2024-04-09 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2008-09-29 Sold (Public Records) $128,900 Public Records
• 2005-02-17 Sold (Public Records) — Public Records
• 2003-01-23 Sold (Public Records) — Public Records
• 1997-10-31 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,273 · +6.9% YoY. Source: county tax records.