801 W Washington St · Waverly, MO 64096

$119,900

3 bd · 1.0 ba · 1,292 sqft · SingleFamily public records · 124 Days on market

Built 1956 0.32 ac lot $93/sqft · 10% above area Est $109k · 10% over ↓ 8% since listing

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Why this score? — see what drove the C 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 +20.9/30.0
• Appreciation +10.0/10.0
• DSCR +6.6/10.0
• 1% rule +4.6/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• ARV discount +2.8/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 801 Washington Street in Waverly! This charming 3-bedroom, 1-bath home offers a great opportunity for first-time buyers or investors alike. Situated on a spacious corner lot in the desirable Santa Fe School District, the home features a practical layout and plenty of potential with just a little TLC. Enjoy the convenience of a 12x16 metal shed for lawn equipment and extra storage, plus a covered deck off the kitchen—perfect for outdoor barbecues and relaxing evenings. The home is being sold as-is. An inspection report is available, and all safety concerns have already been addressed for added peace of mind. Conveniently located just 20 minutes from the Concordia exit of I-70, this property offers small-town living with easy highway access. Waverly is a quaint community with access to the Missouri River, adding recreational and lifestyle value. Don’t miss your chance to make this property your own—schedule your showing today!

Key facts

• Covered deck
• Large corner lot
• 12x16 metal shed

Tags

• LARGE CORNER LOT
• 12X16 METAL SHED
• COVERED DECK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $166 ($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 $115k (4.2% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#367 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: schools D, amenities F, commute F.
• Santa Fe R-X (rural): math 30% / reading 50% proficiency, ranked #302 of 535 in MO (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 112 units permitted in Lafayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($829 loan paydown + $12k appreciation (10.0% local appreciation)).
• Lafayette County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.96% ✗
• Cap rate: 7.95%
• Cash-on-cash: 5.94%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

• ARV (median comp): $108,520
• List price: $119,900
• Delta: 10.49%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 W Cedar St	0.09mi	3/1.0	1,256 (-3%)	4mo	$185,000	$147	88
205 W Gala St	0.40mi	2/1.0 (-1)	1,290 (-0%)	4mo	$105,000	$81	72
1100 Washington St	0.15mi	3/1.5	1,120 (-13%)	3mo	$89,000	$79	67
905 Main St	0.40mi	2/1.0 (-1)	1,152 (-11%)	14mo	$109,900	$95	47
501 Broad St	0.55mi	2/1.5 (-1)	1,424 (+10%)	16mo	$150,000	$105	37

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.6%
• Equity multiple: 3.26×
• Total profit: $75,841
• Equity at exit: $108,015

10-year hold

• IRR: 24.9%
• Equity multiple: 7.40×
• Total profit: $214,950
• Equity at exit: $232,939

Cash invested: $33,572 (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 64096

• Home prices YoY: 4.0%
• Active inventory: 9
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$62 /mo · $750/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $166

Break-even live

Break-even rent $938

Max offer price $119,900

Occupancy floor 81%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-06
   status Pending 968-char remark

   Show marketing remark (968 chars)

   Welcome to 801 Washington Street in Waverly! This charming 3-bedroom, 1-bath home offers a great opportunity for first-time buyers or investors alike. Situated on a spacious corner lot in the desirable Santa Fe School District, the home features a practical layout and plenty of potential with just a little TLC. Enjoy the convenience of a 12x16 metal shed for lawn equipment and extra storage, plus a covered deck off the kitchen—perfect for outdoor barbecues and relaxing evenings. The home is being sold as-is. An inspection report is available, and all safety concerns have already been addressed for added peace of mind. Conveniently located just 20 minutes from the Concordia exit of I-70, this property offers small-town living with easy highway access. Waverly is a quaint community with access to the Missouri River, adding recreational and lifestyle value. Don’t miss your chance to make this property your own—schedule your showing today!

2. 2026-02-24
   price $119,900 968-char remark

   Show marketing remark (968 chars)

   Welcome to 801 Washington Street in Waverly! This charming 3-bedroom, 1-bath home offers a great opportunity for first-time buyers or investors alike. Situated on a spacious corner lot in the desirable Santa Fe School District, the home features a practical layout and plenty of potential with just a little TLC. Enjoy the convenience of a 12x16 metal shed for lawn equipment and extra storage, plus a covered deck off the kitchen—perfect for outdoor barbecues and relaxing evenings. The home is being sold as-is. An inspection report is available, and all safety concerns have already been addressed for added peace of mind. Conveniently located just 20 minutes from the Concordia exit of I-70, this property offers small-town living with easy highway access. Waverly is a quaint community with access to the Missouri River, adding recreational and lifestyle value. Don’t miss your chance to make this property your own—schedule your showing today!

3. 2026-01-01
   listed $129,900 Active 968-char remark

   Show marketing remark (968 chars)

   Welcome to 801 Washington Street in Waverly! This charming 3-bedroom, 1-bath home offers a great opportunity for first-time buyers or investors alike. Situated on a spacious corner lot in the desirable Santa Fe School District, the home features a practical layout and plenty of potential with just a little TLC. Enjoy the convenience of a 12x16 metal shed for lawn equipment and extra storage, plus a covered deck off the kitchen—perfect for outdoor barbecues and relaxing evenings. The home is being sold as-is. An inspection report is available, and all safety concerns have already been addressed for added peace of mind. Conveniently located just 20 minutes from the Concordia exit of I-70, this property offers small-town living with easy highway access. Waverly is a quaint community with access to the Missouri River, adding recreational and lifestyle value. Don’t miss your chance to make this property your own—schedule your showing today!

4. 2025-11-08
   historical
5. 2025-09-09
   listed $129,900 Active

ⓘ 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: $750 · $62/mo
• Projected year-2 tax: $1,163 · $97/mo
• Expected delta: +$413/yr (+$34/mo · 55.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,781
• − Mortgage interest: −$6,716
• − Property taxes: −$750
• − Insurance: −$600
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$3,488
• Taxable income: $23
• Est. tax owed @ 24.0%: −$5
• After-tax cash flow: $1,987/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: Santa Fe R-X
• NCES district ID: 2903000
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 50% ▲ 10.00%
• Median HH income: $46,204
• Composite: 36.52/100
• National rank: #9304
• State rank: #302 of 535 in MO

Livability — Waverly

• Score: 62/100
• State rank: #367
• US rank: #16168

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waverly, MO
• Population (ZIP): 1,197

Population outlook (Lafayette County) Hauer SSP2

• Today (2025): 31,118 people
• By 2030: 29,993 · -3.6%
• By 2040: 27,436 · -11.8%
• By 2050: 24,585 · -21.0%
• By 2075: 18,426 · -40.8%
• By 2100: 12,897 · -58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Two or more races 6% Black 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Iranian 2% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Lafayette

• 2024 margin: Solid R (+48.9) · D 24.9% · R 73.8% · Other 1.3%
• 2008→2024 swing: -33.6pp toward R · 2008: -15.3pp · 2024: -48.9pp
• All cycles: 2024: R+48.9 2020: R+45.7 2016: R+43.8 2012: R+26.3 2008: R+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.78%
• Current HPI: 277.9244
• 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

-7.7% since first listed

5 events — show timeline

• 2026-05-06 Pending — WCAR
• 2026-02-24 Price Changed $119,900 WCAR
• 2026-01-01 Listed $129,900 WCAR
• 2025-11-08 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-09-09 Listed $129,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2025): $750 · +14.3% YoY. Source: county tax records.