208 S Washington St · Warrensburg, MO 64093

$159,500

6 bd · 4.0 ba · 860 sqft · Other public records · 95 Days on market

Built 1880 4,966 sqft lot Est $274k · 42% under

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Why this score? — see what drove the B- 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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.1/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Duplex investment opportunity at 208 South Washington in an exceptional location just steps from the University of Central Missouri. Unit A is vacant and features 2 bedrooms and 1 bathroom, making it a great option for an owner-occupant or investor ready to make improvements and build value. Unit A previously rented for $900 per month, offering strong upside potential with updates. Unit B is currently leased at $625 per month through March 2027 and offers immediate income with a 1 bedroom, 1 bathroom layout. This older property does need renovation work, but for the right buyer it presents a chance to add value and grow rental income in a highly desirable area. Property shares a driveway and small parking area with 206 South Washington.

Key facts

• Shares a driveway
• Exceptional location
• 4,966 sq ft lot

Tags

• EXCEPTIONAL LOCATION
• SHARES A DRIVEWAY

🏷️ Possibly a rental listed for sale. The $159,500 price doesn't fit this home's estimated sale value (~$273,561) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $145k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 3.2% in Warrensburg — 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 74/100 on livability (#71 in MO, #4,801 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime D+, employment D+, commute F.
• Warrensburg R-VI (town): math 30% / reading 45% proficiency, ranked #184 of 324 in MO (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.7%/yr); 270 active listings in the ZIP; 80 units permitted in Johnson County in 2024 (27 in 5+ unit buildings).
• This rent runs 32% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Johnson County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 6.7% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,145 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.01% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.72%
• DSCR: 1.39
• GRM: 8.2

CMA / ARV

• ARV (median comp): $273,561
• List price: $159,500
• Delta: -41.69%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.68% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $944
• Equity at exit: $23,782

10-year hold

• IRR: 13.3%
• Equity multiple: 2.22×
• Total profit: $54,575
• Equity at exit: $13,791

Cash invested: $44,660 (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 64093

• Home prices YoY: -33.4%
• Rents YoY: 6.7%
• Active inventory: 270
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,614 medium
• Mortgage (P&I): −$836
• Tax from tax record: −$47 /mo · $570/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $324

Break-even live

Break-even rent $1,203

Max offer price $159,500

Occupancy floor 75%

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: $39,875
• Closing costs: $4,785
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $159,500 Active 95 DOM
2. 2026-06-18
   days on market $159,500 Active 94 DOM
3. 2026-06-17
   days on market $159,500 Active 93 DOM
4. 2026-06-16
   days on market $159,500 Active 92 DOM
5. 2026-06-15
   days on market $159,500 Active 91 DOM
6. 2026-06-14
   days on market $159,500 Active 89 DOM
7. 2026-06-12
   days on market $159,500 Active 88 DOM
8. 2026-06-09
   days on market $159,500 Active 85 DOM
9. 2026-06-08
   days on market $159,500 Active 84 DOM
10. 2026-06-07
    days on market $159,500 Active 83 DOM
11. 2026-06-03
    days on market $159,500 Active 79 DOM
12. 2026-06-02
    days on market $159,500 Active 78 DOM
13. 2026-06-01
    days on market $159,500 Active 77 DOM
14. 2026-05-31
    days on market $159,500 Active 76 DOM
15. 2026-05-30
    days on market $159,500 Active 75 DOM
16. 2026-03-16
    listed $159,500 Active 746-char remark

    Show marketing remark (746 chars)

    Duplex investment opportunity at 208 South Washington in an exceptional location just steps from the University of Central Missouri. Unit A is vacant and features 2 bedrooms and 1 bathroom, making it a great option for an owner-occupant or investor ready to make improvements and build value. Unit A previously rented for $900 per month, offering strong upside potential with updates. Unit B is currently leased at $625 per month through March 2027 and offers immediate income with a 1 bedroom, 1 bathroom layout. This older property does need renovation work, but for the right buyer it presents a chance to add value and grow rental income in a highly desirable area. Property shares a driveway and small parking area with 206 South Washington.

17. 2026-03-14
    historical
18. 2026-03-13
    listed $135,000 Active
19. 2024-12-18
    historical
20. 2024-11-24
    price $205,900
21. 2024-11-14
    price $219,000
22. 2024-11-11
    price $229,000
23. 2024-11-08
    listed $244,900 Active
24. 2023-08-10
    soldstatus Closed
25. 2023-05-30
    status Pending
26. 2023-05-27
    price $150,000
27. 2023-05-26
    historical
28. 2023-05-24
    price $175,000
29. 2023-05-24
    listed $150,000 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: $570 · $47/mo
• Projected year-2 tax: $1,547 · $129/mo
• Expected delta: +$978/yr (+$81/mo · 171.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°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: $19,364
• − Mortgage interest: −$8,934
• − Property taxes: −$570
• − Insurance: −$798
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − Depreciation: −$4,640
• Taxable income: $1,324
• Est. tax owed @ 24.0%: −$318
• After-tax cash flow: $3,575/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: Warrensburg R-VI
• NCES district ID: 2931020
• Math proficiency: 30% ▼ -11.00%
• Reading proficiency: 45% ▼ -11.00%
• Median HH income: $43,760
• Composite: 31.77/100
• National rank: #5895
• State rank: #184 of 324 in MO

Livability — Warrensburg

• Score: 74/100
• State rank: #71
• US rank: #4801

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warrensburg, MO
• County: Johnson County · 34,718 people
• City population: 28,199
• Metro: Warrensburg, MO
• Population (ZIP): 28,199
• Household income: $61,094
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 855.0

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 55,794 people
• By 2030: 56,861 · +1.9%
• By 2040: 58,239 · +4.4%
• By 2050: 59,168 · +6.0%
• By 2075: 62,222 · +11.5%
• By 2100: 60,118 · +7.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 5% Hispanic / Latino 5% Black 4% Asian 2%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 2% · South Korea
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+39.6) · D 29.5% · R 69.1% · Other 1.4%
• 2008→2024 swing: -27.3pp toward R · 2008: -12.2pp · 2024: -39.6pp
• All cycles: 2024: R+39.6 2020: R+36.8 2016: R+36.9 2012: R+24.2 2008: R+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.22%
• Current HPI: 179.7251
• Rent YoY: ▲ 6.68%
• Metro: Warrensburg, MO
• 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

+6.3% since first listed

14 events — show timeline

• 2026-03-16 Listed $159,500 Heartland MLS as Distributed by MLS Grid
• 2026-03-14 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-03-13 Listed $135,000 Heartland MLS as Distributed by MLS Grid
• 2024-12-18 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-11-24 Price Changed $205,900 Heartland MLS as Distributed by MLS Grid
• 2024-11-14 Price Changed $219,000 Heartland MLS as Distributed by MLS Grid
• 2024-11-11 Price Changed $229,000 Heartland MLS as Distributed by MLS Grid
• 2024-11-08 Listed $244,900 Heartland MLS as Distributed by MLS Grid
• 2023-08-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2023-05-30 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-05-27 Price Changed $150,000 Heartland MLS as Distributed by MLS Grid
• 2023-05-26 Rental Removed — RENT.
• 2023-05-24 Price Changed $175,000 Heartland MLS as Distributed by MLS Grid
• 2023-05-24 Listed $150,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2025): $570 · +6.4% YoY. Source: county tax records.