1310 E 6th St · Washington, MO 63090

$239,900

3 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 45 Days on market

Built 1954 8,973 sqft lot $171/sqft · 15% above area Est $209k · 15% over

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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 +17.5/30.0
• DSCR +5.5/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming mid Century ranch style home located centrally in an established, tree shaded neighborhood, with a baseball filed at the end of the block. Home has new tile and vinyl plank floors throughout, newer roof, totally repainted with most trim replaced, and most all new windows. There is a masonry wood burning fireplace and extra full bath on the lower level. Large great room off the kitchen that walks out to deck overlooking shaded yard. Great family Home!

Key facts

• Extra full bath
• Newer roof
• Large great room

Tags

• MID CENTURY RANCH STYLE
• TREE SHADED NEIGHBORHOOD
• NEWER ROOF
• MASONRY WOOD BURNING FIREPLACE
• EXTRA FULL BATH
• LARGE GREAT ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/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 $213k (11.3% below list).
• Recommended offer: $213k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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.
• 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 $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 45 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $128k; list at $240k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $212,728 (11.3% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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: 0.89% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.31%
• DSCR: 1.15
• GRM: 9.4

CMA / ARV

• ARV (median comp): $208,870
• List price: $239,900
• Delta: 14.86%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1310 E 6th St	0.00mi	3/2.0	1,400 (0%)	0mo	$239,900	$171	96
1200 E 8th St	0.13mi	4/2.0 (+1)	1,363 (-3%)	2mo	$250,000	$183	79
609 Henry St	0.05mi	2/1.5 (-1)	1,264 (-10%)	5mo	$185,000	$146	70
613 Washington Ave	0.22mi	2/2.0 (-1)	1,358 (-3%)	6mo	$209,900	$155	70
1705 E 9th St	0.41mi	3/2.0	1,450 (+4%)	3mo	$242,000	$167	68
528 E 11th St	0.68mi	3/2.0	1,436 (+3%)	3mo	$225,000	$157	58
1707 E 9th St	0.42mi	3/2.0	1,202 (-14%)	3mo	$245,900	$205	50
616 E 7th St	0.54mi	3/1.5	1,244 (-11%)	9mo	$175,000	$141	47
516 E 8th St	0.65mi	3/2.0	1,286 (-8%)	7mo	$204,900	$159	46
810 Fairview Dr	0.49mi	3/2.0	1,600 (+14%)	6mo	$300,000	$188	44
426 E 5th St	0.72mi	4/2.0 (+1)	1,458 (+4%)	8mo	$207,000	$142	44
1003 Marilyn Ct	0.63mi	3/2.5	1,524 (+9%)	11mo	$254,900	$167	41

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: -11.1%
• Equity multiple: 0.60×
• Total profit: $-27,140
• Equity at exit: $35,770

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-8,712
• Equity at exit: $20,742

Cash invested: $67,172 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,127 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$137 /mo · $1,647/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $185

Break-even live

Break-even rent $1,893

Max offer price $239,900

Occupancy floor 86%

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: $59,975
• Closing costs: $7,197
• 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	0.37mi
510 W 5th St Unit B Washington, MO	3.0	1.0	1200	$1,375	$1.15	43d	1	1.30mi
2549 E 5th St Washington, MO	2.0–3.0	1.0–2.5	1230	$1,600	$1.30	1d	5	1.32mi

Listing history 17 events

1. 2026-05-06
   historical Active Under Contract 467-char remark

   Show marketing remark (467 chars)

   Charming mid Century ranch style home located centrally in an established, tree shaded neighborhood, with a baseball filed at the end of the block. Home has new tile and vinyl plank floors throughout, newer roof, totally repainted with most trim replaced, and most all new windows. There is a masonry wood burning fireplace and extra full bath on the lower level. Large great room off the kitchen that walks out to deck overlooking shaded yard. Great family Home!

2. 2026-04-27
   price $239,900 467-char remark

   Show marketing remark (467 chars)

   Charming mid Century ranch style home located centrally in an established, tree shaded neighborhood, with a baseball filed at the end of the block. Home has new tile and vinyl plank floors throughout, newer roof, totally repainted with most trim replaced, and most all new windows. There is a masonry wood burning fireplace and extra full bath on the lower level. Large great room off the kitchen that walks out to deck overlooking shaded yard. Great family Home!

3. 2026-04-13
   listed $249,900 Active 467-char remark

   Show marketing remark (467 chars)

   Charming mid Century ranch style home located centrally in an established, tree shaded neighborhood, with a baseball filed at the end of the block. Home has new tile and vinyl plank floors throughout, newer roof, totally repainted with most trim replaced, and most all new windows. There is a masonry wood burning fireplace and extra full bath on the lower level. Large great room off the kitchen that walks out to deck overlooking shaded yard. Great family Home!

4. 2022-09-12
   soldstatus Closed 770-char remark

   Show marketing remark (770 chars)

   Come take a look inside this 3 bed 2 bath charmer before it's too late! Gorgeous updates to this home include some newer windows, an over sized deck, perfect for entertaining your guests, overlooking the large backyard. When you walk into the home you will notice the built-in craftsman style cubbies and gorgeous refinished wood floors that lead you to the open eat-in kitchen. You'll find it hard to resist starting up a toasty fire in the cozy family room with new carpeting, full of natural light and plenty of space for all! You don't want to miss checking out the Master Bedroom, the sliding barn door on the closet is the perfect touch. This home is MOVE IN READY with the additional space of the partially finished basement ready to add your own personal touch.

5. 2022-07-30
   status Pending 770-char remark

   Show marketing remark (770 chars)

   Come take a look inside this 3 bed 2 bath charmer before it's too late! Gorgeous updates to this home include some newer windows, an over sized deck, perfect for entertaining your guests, overlooking the large backyard. When you walk into the home you will notice the built-in craftsman style cubbies and gorgeous refinished wood floors that lead you to the open eat-in kitchen. You'll find it hard to resist starting up a toasty fire in the cozy family room with new carpeting, full of natural light and plenty of space for all! You don't want to miss checking out the Master Bedroom, the sliding barn door on the closet is the perfect touch. This home is MOVE IN READY with the additional space of the partially finished basement ready to add your own personal touch.

6. 2022-07-29
   listed $199,900 Active 770-char remark

   Show marketing remark (770 chars)

   Come take a look inside this 3 bed 2 bath charmer before it's too late! Gorgeous updates to this home include some newer windows, an over sized deck, perfect for entertaining your guests, overlooking the large backyard. When you walk into the home you will notice the built-in craftsman style cubbies and gorgeous refinished wood floors that lead you to the open eat-in kitchen. You'll find it hard to resist starting up a toasty fire in the cozy family room with new carpeting, full of natural light and plenty of space for all! You don't want to miss checking out the Master Bedroom, the sliding barn door on the closet is the perfect touch. This home is MOVE IN READY with the additional space of the partially finished basement ready to add your own personal touch.

7. 2018-11-20
   soldstatus
8. 2018-11-15
   status Pending
9. 2018-11-15
   soldstatus Closed
10. 2018-10-09
    historical Contingent (No Kickout)
11. 2018-10-06
    price $159,500
12. 2018-09-28
    listed $165,000 Active
13. 2018-09-28
    historical $165,000
14. 2011-09-30
    soldstatus
15. 2008-01-29
    soldstatus $128,000
16. 1998-12-02
    soldstatus
17. 1998-11-30
    soldstatus $72,900

ⓘ 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: $1,647 · $137/mo
• Projected year-2 tax: $2,327 · $194/mo
• Expected delta: +$680/yr (+$57/mo · 41.3%)

ⓘ 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 2/10 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: $25,527
• − Mortgage interest: −$13,438
• − Property taxes: −$1,647
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,042
• − Management: −$2,042
• − Depreciation: −$6,979
• Taxable loss: −$1,820
• Est. tax savings @ 24.0%: +$437
• After-tax cash flow: $2,660/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

+229.1% since first listed

17 events — show timeline

• 2026-05-06 Contingent — MARIS as Distributed by MLS Grid
• 2026-04-27 Price Changed $239,900 MARIS as Distributed by MLS Grid
• 2026-04-13 Listed $249,900 MARIS as Distributed by MLS Grid
• 2022-09-12 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-07-30 Pending — MARIS as Distributed by MLS Grid
• 2022-07-29 Listed $199,900 MARIS as Distributed by MLS Grid
• 2018-11-20 Sold (Public Records) — Public Records
• 2018-11-15 Pending — MARIS as Distributed by MLS Grid
• 2018-11-15 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2018-10-09 Contingent — MARIS as Distributed by MLS Grid
• 2018-10-06 Price Changed $159,500 MARIS as Distributed by MLS Grid
• 2018-09-28 Listed $165,000 MARIS as Distributed by MLS Grid
• 2018-09-28 Coming Soon $165,000 MARIS as Distributed by MLS Grid
• 2011-09-30 Sold (Public Records) — Public Records
• 2008-01-29 Sold (Public Records) $128,000 Public Records
• 1998-12-02 Sold (Public Records) — Public Records
• 1998-11-30 Sold (Public Records) $72,900 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,647 · +4.5% YoY. Source: county tax records.