23305 Farm Road 1055 · Washburn, MO 65772

$135,000

3 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 21 Days on market

Built 1950 9.00 ac lot Est $135k · at est.

---

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 +16.9/30.0
• ARV discount +7.4/15.0
• Appreciation +6.6/10.0
• DSCR +5.2/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Multile offer situation. Please subnit highest and best offers by 2pm Thursday April 23rd. Escape to the peace and privacy of the countryside with this 9-acre property just outside of Washburn! This 3-bedroom, 2-bath home offers plenty of space to spread out and enjoy nature. The property features several outbuildings, ideal for storage, hobbies, livestock, or a workshop--giving you endless possibilities to make it your own. Whether you're looking for a hobby farm, a weekend retreat, or a full-time residence, this property has potential for someone with a vision. Property being sold as is where is.

Key facts

• 9 acre property
• Hobby farm
• Full time residence

Tags

• 9 ACRE PROPERTY
• SEVERAL OUTBUILDINGS
• HOBBY FARM
• WEEKEND RETREAT
• FULL TIME RESIDENCE

Property features AI

Exterior

• Utilities: Private water; Septic tank sewer
• Home design: Single-family residence; Residential property; Two-story
• Exterior features: County road frontage; 9-acre lot

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Central electric heating
• Interior features: Two levels

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/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 $112k (16.7% below list).
• Recommended offer: $112k (16.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#214 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Southwest R-V (rural): math 19% / reading 32% proficiency, ranked #288 of 324 in MO (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Southwest Elem. (math 22% / reading 27%, grade F, #879 of 1,115 statewide, top 81%, 347 students, 64% FRL); Southwest Middle (math 18% / reading 28%, grade F, #330 of 391 statewide, top 84%, 219 students, 61% FRL); Southwest High (math 17% / reading 54%, grade F, #314 of 521 statewide, top 61%, 262 students, 56% FRL).
• Market conditions: 24 active listings in the ZIP; 57 units permitted in Barry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($933 loan paydown + $4k appreciation (3.2% local appreciation)).
• Barry County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,469 (16.7% below list)

Questions for the listing agent

1. Built in 1950 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.80%
• DSCR: 1.12
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $134,640
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23305 Farm Road 1055	0.00mi	3/2.0	1,320 (0%)	1mo	$135,000	$102	96

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.61×
• Total profit: $22,946
• Equity at exit: $61,897

10-year hold

• IRR: 12.7%
• Equity multiple: 2.91×
• Total profit: $72,350
• Equity at exit: $96,332

Cash invested: $37,800 (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 65772

• Home prices YoY: 1.5%
• Active inventory: 24
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,125 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$36 /mo · $432/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $88

Break-even live

Break-even rent $1,013

Max offer price $135,000

Occupancy floor 87%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-29
   status Pending
2. 2026-04-09
   listed $135,000 Active
3. 2019-05-29
   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: $432 · $36/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$877/yr (+$73/mo · 203.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,496
• − Mortgage interest: −$7,562
• − Property taxes: −$432
• − Insurance: −$675
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$3,927
• Taxable loss: −$1,260
• Est. tax savings @ 24.0%: +$302
• After-tax cash flow: $1,362/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: Southwest R-V
• NCES district ID: 2928710
• Math proficiency: 19% ▼ -4.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $35,609
• Composite: 21.05/100
• National rank: #8449
• State rank: #288 of 324 in MO

Livability — Washburn

• Score: 67/100
• State rank: #214
• US rank: #10657

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,578

Population outlook (Barry County) Hauer SSP2

• Today (2025): 35,207 people
• By 2030: 34,460 · -2.1%
• By 2040: 32,643 · -7.3%
• By 2050: 30,688 · -12.8%
• By 2075: 26,898 · -23.6%
• By 2100: 22,000 · -37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 14% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Iranian 3% Scottish 2% Romanian 1%
• Languages at home: 97% English-only · Korean 2%

Political lean MEDSL · Barry

• 2024 margin: Solid R (+63.5) · D 17.8% · R 81.3%
• 2008→2024 swing: -28.5pp toward R · 2008: -35.0pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.8 2016: R+59.7 2012: R+44.7 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.16%
• Current HPI: 208.6569
• 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

3 events — show timeline

• 2026-04-29 Pending — SOMO
• 2026-04-09 Listed $135,000 SOMO
• 2019-05-29 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $432 · +2.4% YoY. Source: county tax records.