2298 Highway A · Washington, MO 63090

$154,900

3 bd · 1.0 ba · 1,152 sqft · Manufactured public records · 83 Days on market

Built 1973 0.50 ac lot

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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 +17.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this home with a great NEW price!! SO many updates for you to enjoy in this nice home that's just minutes from shopping & restaurants! From the covered front porch, you'll enter the spacious and open living space of the living room & kitchen/dining with gorgeous LVP flooring that will work with any decor! Lots of natural light to brighten the space where you can relax with family while great meals are prepared in the convenient kitchen featuring an abundance of counterspace and includes all appliances plus 2 pantries! A nice dining area overlooks the backyard and exits onto the covered deck where you can relax at the end of the day! Two bedrooms on the main level includes the primary with attached 1/2 bath plus the 2nd bedroom featuring new flooring! Currently the laundry is in what could become BR #3 but it's handy to have the laundry on the main level. The partially finished basement offers a family room space for fun and games and exits to the fenced backyard! A sleeping room with great closet space and another finished room give you options for uses! LOTS of storage space in this lower level which could also be a man-cave/workshop! Handy 1/2 bath, too! Outside, enjoy the BIG detached garage to get your vehicle out of the weather plus store the lawn equipment! Picture yourself in this comfortable home and get ready to make it YOURS!

Key facts

• Covered front porch
• Covered deck
• Two pantries

Tags

• COVERED FRONT PORCH
• GORGEOUS LVP FLOORING
• ABUNDANCE OF COUNTERSPACE
• TWO PANTRIES
• COVERED DECK
• PARTIALLY FINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $113 ($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 $131k (15.7% below list).
• Recommended offer: $131k (15.7% 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: 201 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1k of loan paydown is wiped out by about $5k 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 83 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $155k implies a 150% gain — meaningful room to come down on a strong offer.

Recommended offer $130,647 (15.7% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.13%
• DSCR: 1.14
• GRM: 9.9

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-17,958
• Equity at exit: $23,096

10-year hold

• IRR: -2.3%
• Equity multiple: 0.85×
• Total profit: $-6,644
• Equity at exit: $13,393

Cash invested: $43,372 (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: 201
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,306 high
• Mortgage (P&I): −$812
• Tax from tax record: −$42 /mo · $504/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $113

Break-even live

Break-even rent $1,163

Max offer price $154,900

Occupancy floor 86%

Sensitivity live

Price	-10% $201	-5% $157	+0% $113	+5% $69	+10% $26
Rent	-10% $10	-5% $62	+0% $113	+5% $165	+10% $217
Rate	-1.0pp $191	-0.5pp $153	base $113	+0.5pp $73	+1.0pp $32

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Acorn Creek Rd Washington, MO	2.0	2.0	1234	$1,400	$1.13	25d	1	0.82mi
1025 Don Ave Washington, MO	1.0–3.0	1.0–2.0	1150	$1,750	$1.52	0d	4	1.07mi
321 Portland Pl Unit A Washington, MO	2.0	1.0	1040	$850	$0.82	45d	1	1.17mi
14 Julie Ann Ct Washington, MO	2.0	1.0	650	$1,295	$1.99	0d	1	1.31mi
1029 Caroline Dr Washington, MO	2.0	1.0	750	$1,125	$1.50	0d	1	1.42mi
1006 Marilyn Ct Unit 1006-9 Washington, MO	2.0	1.0	750	$1,125	$1.50	45d	1	1.43mi

Listing history 20 events

1. 2026-06-15
   statusdays on market $154,900 Pending 83 DOM
2. 2026-06-13
   days on market $154,900 Active 82 DOM
3. 2026-06-13
   days on market $154,900 Active 81 DOM
4. 2026-06-09
   days on market $154,900 Active 78 DOM
5. 2026-06-08
   days on market $154,900 Active 77 DOM
6. 2026-06-07
   days on market $154,900 Active 76 DOM
7. 2026-06-03
   days on market $154,900 Active 72 DOM
8. 2026-06-02
   days on market $154,900 Active 71 DOM
9. 2026-06-01
   days on market $154,900 Active 70 DOM
10. 2026-05-31
    days on market $154,900 Active 69 DOM
11. 2026-05-04
    price $164,900 1386-char remark

    Show marketing remark (1386 chars)

    Check out this home with a great NEW price!! SO many updates for you to enjoy in this nice home that's just minutes from shopping & restaurants! From the covered front porch, you'll enter the spacious and open living space of the living room & kitchen/dining with gorgeous LVP flooring that will work with any decor! Lots of natural light to brighten the space where you can relax with family while great meals are prepared in the convenient kitchen featuring an abundance of counterspace and includes all appliances plus 2 pantries! A nice dining area overlooks the backyard and exits onto the covered deck where you can relax at the end of the day! Two bedrooms on the main level includes the primary with attached 1/2 bath plus the 2nd bedroom featuring new flooring! Currently the laundry is in what could become BR #3 but it's handy to have the laundry on the main level. The partially finished basement offers a family room space for fun and games and exits to the fenced backyard! A sleeping room with great closet space and another finished room give you options for uses! LOTS of storage space in this lower level which could also be a man-cave/workshop! Handy 1/2 bath, too! Outside, enjoy the BIG detached garage to get your vehicle out of the weather plus store the lawn equipment! Picture yourself in this comfortable home and get ready to make it YOURS!

12. 2026-04-09
    price $169,900 1386-char remark

    Show marketing remark (1386 chars)

    Check out this home with a great NEW price!! SO many updates for you to enjoy in this nice home that's just minutes from shopping & restaurants! From the covered front porch, you'll enter the spacious and open living space of the living room & kitchen/dining with gorgeous LVP flooring that will work with any decor! Lots of natural light to brighten the space where you can relax with family while great meals are prepared in the convenient kitchen featuring an abundance of counterspace and includes all appliances plus 2 pantries! A nice dining area overlooks the backyard and exits onto the covered deck where you can relax at the end of the day! Two bedrooms on the main level includes the primary with attached 1/2 bath plus the 2nd bedroom featuring new flooring! Currently the laundry is in what could become BR #3 but it's handy to have the laundry on the main level. The partially finished basement offers a family room space for fun and games and exits to the fenced backyard! A sleeping room with great closet space and another finished room give you options for uses! LOTS of storage space in this lower level which could also be a man-cave/workshop! Handy 1/2 bath, too! Outside, enjoy the BIG detached garage to get your vehicle out of the weather plus store the lawn equipment! Picture yourself in this comfortable home and get ready to make it YOURS!

13. 2026-04-03
    status Active 1386-char remark

    Show marketing remark (1386 chars)

    Check out this home with a great NEW price!! SO many updates for you to enjoy in this nice home that's just minutes from shopping & restaurants! From the covered front porch, you'll enter the spacious and open living space of the living room & kitchen/dining with gorgeous LVP flooring that will work with any decor! Lots of natural light to brighten the space where you can relax with family while great meals are prepared in the convenient kitchen featuring an abundance of counterspace and includes all appliances plus 2 pantries! A nice dining area overlooks the backyard and exits onto the covered deck where you can relax at the end of the day! Two bedrooms on the main level includes the primary with attached 1/2 bath plus the 2nd bedroom featuring new flooring! Currently the laundry is in what could become BR #3 but it's handy to have the laundry on the main level. The partially finished basement offers a family room space for fun and games and exits to the fenced backyard! A sleeping room with great closet space and another finished room give you options for uses! LOTS of storage space in this lower level which could also be a man-cave/workshop! Handy 1/2 bath, too! Outside, enjoy the BIG detached garage to get your vehicle out of the weather plus store the lawn equipment! Picture yourself in this comfortable home and get ready to make it YOURS!

14. 2026-03-31
    historical Active Under Contract 1386-char remark

    Show marketing remark (1386 chars)

    Check out this home with a great NEW price!! SO many updates for you to enjoy in this nice home that's just minutes from shopping & restaurants! From the covered front porch, you'll enter the spacious and open living space of the living room & kitchen/dining with gorgeous LVP flooring that will work with any decor! Lots of natural light to brighten the space where you can relax with family while great meals are prepared in the convenient kitchen featuring an abundance of counterspace and includes all appliances plus 2 pantries! A nice dining area overlooks the backyard and exits onto the covered deck where you can relax at the end of the day! Two bedrooms on the main level includes the primary with attached 1/2 bath plus the 2nd bedroom featuring new flooring! Currently the laundry is in what could become BR #3 but it's handy to have the laundry on the main level. The partially finished basement offers a family room space for fun and games and exits to the fenced backyard! A sleeping room with great closet space and another finished room give you options for uses! LOTS of storage space in this lower level which could also be a man-cave/workshop! Handy 1/2 bath, too! Outside, enjoy the BIG detached garage to get your vehicle out of the weather plus store the lawn equipment! Picture yourself in this comfortable home and get ready to make it YOURS!

15. 2026-03-23
    listed $175,000 Active 1386-char remark

    Show marketing remark (1386 chars)

    Check out this home with a great NEW price!! SO many updates for you to enjoy in this nice home that's just minutes from shopping & restaurants! From the covered front porch, you'll enter the spacious and open living space of the living room & kitchen/dining with gorgeous LVP flooring that will work with any decor! Lots of natural light to brighten the space where you can relax with family while great meals are prepared in the convenient kitchen featuring an abundance of counterspace and includes all appliances plus 2 pantries! A nice dining area overlooks the backyard and exits onto the covered deck where you can relax at the end of the day! Two bedrooms on the main level includes the primary with attached 1/2 bath plus the 2nd bedroom featuring new flooring! Currently the laundry is in what could become BR #3 but it's handy to have the laundry on the main level. The partially finished basement offers a family room space for fun and games and exits to the fenced backyard! A sleeping room with great closet space and another finished room give you options for uses! LOTS of storage space in this lower level which could also be a man-cave/workshop! Handy 1/2 bath, too! Outside, enjoy the BIG detached garage to get your vehicle out of the weather plus store the lawn equipment! Picture yourself in this comfortable home and get ready to make it YOURS!

16. 2016-03-03
    soldstatus Closed 499-char remark

    Show marketing remark (499 chars)

    This cute and cozy home offers 3 bedrooms and 2.5 bath. It sits just outside of town to give you more privacy and space. The kitchen has all appliances that will stay, plus a pantry. There are some nice finished touches in the lower level, a bedroom, plus sitting room, den/office, full bath, closets and plenty of storage space. Laundry room has been placed upstairs in one of the bedrooms, (still a hook up in lower level). There is a front and back covered porch, a deck and a walk-out basement.

17. 2016-01-21
    historical Contingent (No Kickout) 499-char remark

    Show marketing remark (499 chars)

    This cute and cozy home offers 3 bedrooms and 2.5 bath. It sits just outside of town to give you more privacy and space. The kitchen has all appliances that will stay, plus a pantry. There are some nice finished touches in the lower level, a bedroom, plus sitting room, den/office, full bath, closets and plenty of storage space. Laundry room has been placed upstairs in one of the bedrooms, (still a hook up in lower level). There is a front and back covered porch, a deck and a walk-out basement.

18. 2016-01-13
    listed $85,000 Active 499-char remark

    Show marketing remark (499 chars)

    This cute and cozy home offers 3 bedrooms and 2.5 bath. It sits just outside of town to give you more privacy and space. The kitchen has all appliances that will stay, plus a pantry. There are some nice finished touches in the lower level, a bedroom, plus sitting room, den/office, full bath, closets and plenty of storage space. Laundry room has been placed upstairs in one of the bedrooms, (still a hook up in lower level). There is a front and back covered porch, a deck and a walk-out basement.

19. 2003-11-18
    soldstatus
20. 2003-07-07
    soldstatus $62,000

ⓘ 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: $1,503 · $125/mo
• Expected delta: +$999/yr (+$83/mo · 198.4%)

ⓘ 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 4/10 Moderate 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: $15,678
• − Mortgage interest: −$8,677
• − Property taxes: −$504
• − Insurance: −$774
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$4,506
• Taxable loss: −$1,292
• Est. tax savings @ 24.0%: +$310
• After-tax cash flow: $1,670/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

• 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

+166.0% since first listed

10 events — show timeline

• 2026-05-04 Price Changed $164,900 MARIS as Distributed by MLS Grid
• 2026-04-09 Price Changed $169,900 MARIS as Distributed by MLS Grid
• 2026-04-03 Relisted — MARIS as Distributed by MLS Grid
• 2026-03-31 Contingent — MARIS as Distributed by MLS Grid
• 2026-03-23 Listed $175,000 MARIS as Distributed by MLS Grid
• 2016-03-03 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-01-21 Contingent — MARIS as Distributed by MLS Grid
• 2016-01-13 Listed $85,000 MARIS as Distributed by MLS Grid
• 2003-11-18 Sold (Public Records) — Public Records
• 2003-07-07 Sold (Public Records) $62,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $504 · +15.5% YoY. Source: county tax records.