21 Village West Ct #102 · Washington, MO 63090

$95,000

2 bd · 1.0 ba · 794 sqft · Condo public records · 99 Days on market

Built 1984 $158/mo HOA · 17% of rent

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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 +12.8/30.0
• ARV discount +7.5/15.0
• 1% rule +4.7/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Why continue renting when you can own? Make this inviting condo your new home! This 2-bedroom, 1-bath unit features a comfortable living room, a combined kitchen and dining area, and a convenient utility space. Located on the 1st floor, this condo offers both comfort, convenience, and value. Schedule your showing today! Additional opportunities include 5 individual condos in Village West and a full 6-unit building (MLS #26007623).

Key facts

• $158 HOA
• 2 parking spots
• Built 1984

Property features AI

Finance

• Financial info: Lease not considered
• HOA & community: HOA: Village West; Monthly association fee of $158; HOA fee includes insurance; Association reports no amenities

Exterior

• Parking: 2 parking spaces; Asphalt parking surface; No carport
• Utilities: Public water; Public sewer; Single-phase electric; Cable available; Electricity connected; Sewer connected
• Home design: Attached condominium; Residential property; Apartment building structure; One level
• Construction: Brick and vinyl siding exterior; Asphalt roof
• Exterior features: Level lot; City street frontage; Asphalt road

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric forced-air heating; Central air conditioning; Ceiling fan(s)
• Interior features: Updated/remodeled condition; Ceiling fan(s); Central air
• Laundry & utility: Electric heating with forced air

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $-8 ($-99/yr) — negative.
• To cash-flow at today's rent, offer at most $94k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $92k (2.8% below list).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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: Washington West Elementary (math 45% / reading 53%, grade D, #331 of 1,115 statewide, top 30%, 452 students, 40% 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 30% FRL track the district average.
• Market conditions: 203 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $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.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; list at $95k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $86,450 (9.0% 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. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.8%
• Equity multiple: 0.40×
• Total profit: $-15,855
• Equity at exit: $14,165

10-year hold

• IRR: -8.5%
• Equity multiple: 0.47×
• Total profit: $-14,223
• 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: 203
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $923 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$42 /mo · $504/yr
• Insurance: −$40
• HOA: −$158
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $-8

Break-even live

Break-even rent $934

Max offer price $93,544

Occupancy floor 96%

Sensitivity live

Price	-10% $46	-5% $19	+0% $-8	+5% $-35	+10% $-62
Rent	-10% $-81	-5% $-45	+0% $-8	+5% $28	+10% $65
Rate	-1.0pp $40	-0.5pp $16	base $-8	+0.5pp $-33	+1.0pp $-58

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 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Village West Ct #101 Washington, MO	2.0	1.0	1125	$1,000	$0.89	45d	1	0.09mi
700 W 2nd St #252 Washington, MO	1.0	1.0	680	$795	$1.17	45d	1	0.29mi
221a Elm St Unit B Washington, MO	2.0	1.0	825	$700	$0.85	16d	1	0.42mi
1025 Don Ave Washington, MO	1.0–3.0	1.0–2.0	1150	$1,498	$1.30	0d	4	1.11mi

HOA detail condo

• Monthly dues: $158 · $1,896/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-05-24
   status Pending
2. 2026-04-29
   historical Active Under Contract
3. 2026-02-14
   listed $95,000 Active
4. 2005-08-24
   soldstatus $47,500
5. 2004-06-07
   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: $504 · $42/mo
• Projected year-2 tax: $922 · $77/mo
• Expected delta: +$418/yr (+$35/mo · 82.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $11,081
• − Mortgage interest: −$5,321
• − Property taxes: −$504
• − Insurance: −$475
• − Repairs & maintenance: −$887
• − Management: −$887
• − HOA: −$1,896
• − Depreciation: −$2,764
• Taxable loss: −$1,652
• Est. tax savings @ 24.0%: +$396
• After-tax cash flow: $297/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

+100.0% since first listed

5 events — show timeline

• 2026-05-24 Pending — MARIS as Distributed by MLS Grid
• 2026-04-29 Contingent — MARIS as Distributed by MLS Grid
• 2026-02-14 Listed $95,000 MARIS as Distributed by MLS Grid
• 2005-08-24 Sold (Public Records) $47,500 Public Records
• 2004-06-07 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $504 · +6.6% YoY. Source: county tax records.