306 W 8th St · Washington, MO 63090

$219,000

4 bd · 1.0 ba · 1,571 sqft · SingleFamily public records · 82 Days on market

Built 1950 6,490 sqft lot $139/sqft · at area comps Est $222k · at est.

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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 +14.1/30.0
• ARV discount +8.0/15.0
• DSCR +4.3/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 4-bedroom, 2-bath home offering 1,571 sq ft of versatile living space. Currently used as a 2-family rental, this could easily be used as a single family residence. Each level houses 2 bedrooms and full bath as well as an eat-in kitchen. The upper level also features a family room and main level a spacious living room. Outside you'll find a 2-car detached garage and nice level lot. Set your appointment Today! More pictures coming.

Key facts

• 6,490 sq ft lot
• 2 garage spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $31 ($373/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 $175k (20.0% below list).
• Recommended offer: $175k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 Middle (math 43% / reading 54%, grade C-, #81 of 391 statewide, top 21%, 551 students, 31% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: 203 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 82 days — a 6% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $175,121 (20.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 0.80% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.61%
• DSCR: 1.03
• GRM: 10.4

CMA / ARV

• ARV (median comp): $221,592
• List price: $219,000
• Delta: -1.17%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 E 11th St	0.29mi	3/2.0 (-1)	1,550 (-1%)	9mo	$269,900	$174	67
612 W 3rd St	0.56mi	3/1.0 (-1)	1,523 (-3%)	2mo	$249,900	$164	62
341 Stafford St	0.44mi	3/2.0 (-1)	1,498 (-5%)	2mo	$265,000	$177	61
709 Ron Ave	0.39mi	4/2.5	1,404 (-11%)	0mo	$260,000	$185	58
701 Nora St	0.31mi	3/1.0 (-1)	1,344 (-14%)	1mo	$269,900	$201	56
210 E Main St	0.58mi	4/3.0	1,486 (-5%)	1mo	$335,000	$225	55
426 E 5th St	0.48mi	4/2.0	1,458 (-7%)	8mo	$207,000	$142	55
528 E 11th St	0.49mi	3/2.0 (-1)	1,436 (-9%)	3mo	$225,000	$157	52
310 Fair St	0.66mi	4/2.0	1,500 (-4%)	9mo	$220,000	$147	50
810 W 8th St	0.35mi	3/3.0 (-1)	1,403 (-11%)	7mo	$251,500	$179	47
808 Macarthur St	0.71mi	3/2.0 (-1)	1,665 (+6%)	6mo	$267,000	$160	44
824 Locust St	0.32mi	3/3.5 (-1)	1,370 (-13%)	8mo	$325,000	$237	42

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-33,580
• Equity at exit: $32,654

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-26,986
• Equity at exit: $18,935

Cash invested: $61,320 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,751 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$113 /mo · $1,352/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $31

Break-even live

Break-even rent $1,712

Max offer price $219,000

Occupancy floor 93%

Sensitivity live

Price	-10% $155	-5% $93	+0% $31	+5% $-31	+10% $-93
Rent	-10% $-107	-5% $-38	+0% $31	+5% $100	+10% $169
Rate	-1.0pp $141	-0.5pp $87	base $31	+0.5pp $-26	+1.0pp $-83

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
510 W 5th St Unit B Washington, MO	3.0	1.0	1200	$1,375	$1.15	45d	1	0.29mi
715 W 2nd St Washington, MO	4.0	2.5	1800	$2,100	$1.17	12d	1	0.78mi
1025 Don Ave Washington, MO	1.0–3.0	1.0–2.0	1150	$1,750	$1.52	0d	4	0.84mi
25 Madison Ave Washington, MO	3.0	2.0	1428	$2,375	$1.66	0d	1	0.96mi

Listing history 20 events

1. 2026-06-21
   days on market $219,000 Active 82 DOM
2. 2026-06-18
   days on market $219,000 Active 79 DOM
3. 2026-06-17
   days on market $219,000 Active 78 DOM
4. 2026-06-16
   days on market $219,000 Active 77 DOM
5. 2026-06-15
   days on market $219,000 Active 76 DOM
6. 2026-06-13
   days on market $219,000 Active 74 DOM
7. 2026-06-13
   days on market $219,000 Active 73 DOM
8. 2026-06-09
   days on market $219,000 Active 70 DOM
9. 2026-06-08
   days on market $219,000 Active 69 DOM
10. 2026-06-07
    days on market $219,000 Active 68 DOM
11. 2026-06-03
    days on market $219,000 Active 64 DOM
12. 2026-06-02
    days on market $219,000 Active 63 DOM
13. 2026-06-01
    days on market $219,000 Active 62 DOM
14. 2026-05-31
    days on market $219,000 Active 61 DOM
15. 2026-05-07
    listed $224,900 Active 454-char remark

    Show marketing remark (454 chars)

    Welcome to this 4-bedroom, 2-bath home offering 1,571 sq ft of versatile living space. Currently used as a 2-family rental, this could easily be used as a single family residence. Each level houses 2 bedrooms and full bath as well as an eat-in kitchen. The upper level also features a family room and main level a spacious living room. Outside you'll find a 2-car detached garage and nice level lot. Set your appointment Today! More pictures coming.

16. 2026-04-01
    listed $224,900 Active 455-char remark

    Show marketing remark (455 chars)

    Welcome to this 4-bedroom, 2-bath home offering 1,571 sq ft of versatile living space. Previously used as a 2-family rental, this could easily be used as a single family residence. Each level houses 2 bedrooms and full bath as well as an eat-in kitchen. The upper level also features a family room and main level a spacious living room. Outside you'll find a 2-car detached garage and nice level lot. Set your appointment Today! More pictures coming.

17. 2026-03-26
    historical $224,900 455-char remark

    Show marketing remark (455 chars)

    Welcome to this 4-bedroom, 2-bath home offering 1,571 sq ft of versatile living space. Previously used as a 2-family rental, this could easily be used as a single family residence. Each level houses 2 bedrooms and full bath as well as an eat-in kitchen. The upper level also features a family room and main level a spacious living room. Outside you'll find a 2-car detached garage and nice level lot. Set your appointment Today! More pictures coming.

18. 2022-03-24
    soldstatus
19. 2004-06-30
    soldstatus
20. 2001-08-21
    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: $1,352 · $113/mo
• Projected year-2 tax: $2,124 · $177/mo
• Expected delta: +$772/yr (+$64/mo · 57.1%)

ⓘ 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 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: $21,015
• − Mortgage interest: −$12,267
• − Property taxes: −$1,352
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,681
• − Management: −$1,681
• − Depreciation: −$6,371
• Taxable loss: −$3,433
• Est. tax savings @ 24.0%: +$824
• After-tax cash flow: $1,197/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

+0.0% since first listed

6 events — show timeline

• 2026-05-07 Listed $224,900 MARIS as Distributed by MLS Grid
• 2026-04-01 Listed $224,900 MARIS as Distributed by MLS Grid
• 2026-03-26 Coming Soon $224,900 MARIS as Distributed by MLS Grid
• 2022-03-24 Sold (Public Records) — Public Records
• 2004-06-30 Sold (Public Records) — Public Records
• 2001-08-21 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,352 · +3.7% YoY. Source: county tax records.