1522 E 5th St · Washington, MO 63090

$265,000

3 bd · 1.0 ba · 1,458 sqft · SingleFamily public records · 25 Days on market

Built 1920 7,492 sqft lot Est $243k · 9% over

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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 +15.0/30.0
• DSCR +4.6/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• ARV discount +3.5/15.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is it! The perfect mix of old-time charm w/updated living components to make this THE place to call HOME! Gorgeous, original wood floors can be found throughout the house w/a nice fireplace flanked by stained glass windows as the focal point of the spacious living room! The bright kitchen w/white cabinetry & new backsplash has been updated with new flooring & fixtures...just off the large dining area. A main floor bedroom offers a huge walk-in closet while the bath has a stylish tile floor & new tub w/tile surround! Upstairs, spread out in the comfy bedroom that offers built-in storage & NEW bath w/step-in shower while another nice-sized bedroom completes this level! Relax in the enclosed back porch w/large windows plus enjoy the fenced yard! Off street parking in the rear plus FULL basement for plenty of storage. NEW HVAC, 23 new windows, fresh paint & newer metal roof! Close to shopping, restaurants, library & hospital, too! Make this yours TODAY! **SOLD AS IS**

Key facts

• 7,492 sq ft lot
• Built 1920
• Listed 25 days

Property features AI

Exterior

• Parking: Off-street parking with alley access
• Utilities: Public water; Public sewer; Electric service (single phase, 220V; Ameren); Cable available; Electricity, sewer and water connected
• Home design: Single-family residence; One and one-half story
• Construction: Brick construction; Metal roof
• Exterior features: Front porch; Back yard with fencing; Level lot

Interior

• Kitchen: Electric water heater
• Bedrooms: Three bedrooms total — one on the main level and two on the upper level
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Heating & cooling: Electric forced air heating; Central electric air conditioning
• Interior features: Wood-burning fireplace in the family room; 8+ ft poured basement
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $84 ($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 $214k (19.1% below list).
• Recommended offer: $214k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: South Point Elementary (math 41% / reading 41%, grade F, #520 of 1,115 statewide, top 47%, 407 students, 33% FRL); Washington Middle (math 43% / reading 54%, grade C-, #81 of 391 statewide, top 21%, 551 students, 31% FRL); Washington High School (math 29% / reading 73%, grade D+, #109 of 521 statewide, top 21%, 1,322 students, 20% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: 203 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $8k 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 25 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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.
• Current owner paid $85k; list at $265k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $214,478 (19.1% below list)

Questions for the listing agent

1. Built in 1920 — 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 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?
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: 0.81% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.36%
• DSCR: 1.06
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $243,486
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1705 E 9th St	0.24mi	3/2.0	1,450 (-0%)	3mo	$242,000	$167	81
1310 E 6th St	0.26mi	3/2.0	1,400 (-4%)	1mo	$239,900	$171	77
300 East Lane Dr	0.17mi	3/2.0	1,612 (+11%)	11mo	$220,000	$136	62
1200 E 8th St	0.38mi	4/2.0 (+1)	1,363 (-6%)	2mo	$250,000	$183	61
1405 E 1st St	0.25mi	3/2.0	1,662 (+14%)	8mo	$272,000	$164	54
2114 E 5th St	0.59mi	2/2.0 (-1)	1,452 (-0%)	10mo	$249,000	$171	54
609 Henry St	0.31mi	2/1.5 (-1)	1,264 (-13%)	5mo	$185,000	$146	52
613 Washington Ave	0.48mi	2/2.0 (-1)	1,358 (-7%)	6mo	$209,900	$155	52
1205 Caroline Dr	0.63mi	3/2.0	1,615 (+11%)	3mo	$293,500	$182	46
810 Fairview Dr	0.66mi	3/2.0	1,600 (+10%)	7mo	$300,000	$188	43
1003 Marilyn Ct	0.74mi	3/2.5	1,524 (+4%)	11mo	$254,900	$167	43
808 Macarthur St	0.70mi	3/2.0	1,665 (+14%)	6mo	$267,000	$160	35

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-37,676
• Equity at exit: $39,512

10-year hold

• IRR: -5.5%
• Equity multiple: 0.65×
• Total profit: $-26,315
• Equity at exit: $22,912

Cash invested: $74,200 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,145 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$110 /mo · $1,320/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $84

Break-even live

Break-even rent $2,038

Max offer price $265,000

Occupancy floor 91%

Sensitivity live

Price	-10% $234	-5% $159	+0% $84	+5% $9	+10% $-66
Rent	-10% $-85	-5% $0	+0% $84	+5% $169	+10% $254
Rate	-1.0pp $218	-0.5pp $152	base $84	+0.5pp $16	+1.0pp $-54

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Madison Ave Washington, MO	3.0	2.0	1428	$2,375	$1.66	0d	1	0.54mi
2549 E 5th St Washington, MO	2.0–3.0	1.0–2.5	1230	$1,600	$1.30	0d	5	1.10mi

Listing history 32 events

1. 2026-06-16
   status $265,000 Pending 25 DOM
2. 2026-06-15
   days on market $265,000 Active 25 DOM
3. 2026-06-13
   days on market $265,000 Active 23 DOM
4. 2026-06-13
   days on market $265,000 Active 22 DOM
5. 2026-06-09
   days on market $265,000 Active 19 DOM
6. 2026-06-08
   days on market $265,000 Active 18 DOM
7. 2026-06-07
   days on market $265,000 Active 17 DOM
8. 2026-06-03
   days on market $265,000 Active 13 DOM
9. 2026-06-02
   days on market $265,000 Active 12 DOM
10. 2026-06-01
    days on market $265,000 Active 11 DOM
11. 2026-05-31
    days on market $265,000 Active 10 DOM
12. 2026-05-22
    listed $265,000 Active
13. 2026-05-19
    historical $265,000
14. 2025-11-06
    status Active
15. 2025-07-09
    status Active
16. 2025-05-30
    price $264,900
17. 2025-04-23
    price $279,900
18. 2025-04-08
    status Active
19. 2025-04-03
    status Pending
20. 2025-03-21
    listed $289,900 Active
21. 2025-03-16
    historical
22. 2023-10-23
    soldstatus Closed 1007-char remark

    Show marketing remark (1007 chars)

    This is it! The perfect mix of old-time charm w/updated living components to make this THE place to call HOME! Gorgeous, original wood floors can be found throughout the house w/a nice fireplace flanked by stained glass windows as the focal point of the spacious living room! The bright kitchen w/white cabinetry & new backsplash has been updated with new flooring & fixtures...just off the large dining area. A main floor bedroom offers a huge walk-in closet while the bath has a stylish tile floor & new tub w/tile surround! Upstairs, spread out in the comfy bedroom that offers built-in storage & NEW bath w/step-in shower while another nice-sized bedroom completes this level! Relax in the enclosed back porch w/large windows plus enjoy the fenced yard! Off street parking in the rear plus FULL basement for plenty of storage. NEW HVAC, 23 new windows, fresh paint & newer metal roof! Close to shopping, restaurants, library & hospital, too! Make this yours TODAY! **SOLD AS IS**

23. 2023-10-23
    soldstatus

    Show marketing remark (1007 chars)

    This is it! The perfect mix of old-time charm w/updated living components to make this THE place to call HOME! Gorgeous, original wood floors can be found throughout the house w/a nice fireplace flanked by stained glass windows as the focal point of the spacious living room! The bright kitchen w/white cabinetry & new backsplash has been updated with new flooring & fixtures...just off the large dining area. A main floor bedroom offers a huge walk-in closet while the bath has a stylish tile floor & new tub w/tile surround! Upstairs, spread out in the comfy bedroom that offers built-in storage & NEW bath w/step-in shower while another nice-sized bedroom completes this level! Relax in the enclosed back porch w/large windows plus enjoy the fenced yard! Off street parking in the rear plus FULL basement for plenty of storage. NEW HVAC, 23 new windows, fresh paint & newer metal roof! Close to shopping, restaurants, library & hospital, too! Make this yours TODAY! **SOLD AS IS**

24. 2023-09-26
    status Pending 1007-char remark

    Show marketing remark (1007 chars)

    This is it! The perfect mix of old-time charm w/updated living components to make this THE place to call HOME! Gorgeous, original wood floors can be found throughout the house w/a nice fireplace flanked by stained glass windows as the focal point of the spacious living room! The bright kitchen w/white cabinetry & new backsplash has been updated with new flooring & fixtures...just off the large dining area. A main floor bedroom offers a huge walk-in closet while the bath has a stylish tile floor & new tub w/tile surround! Upstairs, spread out in the comfy bedroom that offers built-in storage & NEW bath w/step-in shower while another nice-sized bedroom completes this level! Relax in the enclosed back porch w/large windows plus enjoy the fenced yard! Off street parking in the rear plus FULL basement for plenty of storage. NEW HVAC, 23 new windows, fresh paint & newer metal roof! Close to shopping, restaurants, library & hospital, too! Make this yours TODAY! **SOLD AS IS**

25. 2023-09-08
    listed $259,900 Active 1007-char remark

    Show marketing remark (1007 chars)

    This is it! The perfect mix of old-time charm w/updated living components to make this THE place to call HOME! Gorgeous, original wood floors can be found throughout the house w/a nice fireplace flanked by stained glass windows as the focal point of the spacious living room! The bright kitchen w/white cabinetry & new backsplash has been updated with new flooring & fixtures...just off the large dining area. A main floor bedroom offers a huge walk-in closet while the bath has a stylish tile floor & new tub w/tile surround! Upstairs, spread out in the comfy bedroom that offers built-in storage & NEW bath w/step-in shower while another nice-sized bedroom completes this level! Relax in the enclosed back porch w/large windows plus enjoy the fenced yard! Off street parking in the rear plus FULL basement for plenty of storage. NEW HVAC, 23 new windows, fresh paint & newer metal roof! Close to shopping, restaurants, library & hospital, too! Make this yours TODAY! **SOLD AS IS**

26. 2023-09-05
    historical $259,900 1007-char remark

    Show marketing remark (1007 chars)

    This is it! The perfect mix of old-time charm w/updated living components to make this THE place to call HOME! Gorgeous, original wood floors can be found throughout the house w/a nice fireplace flanked by stained glass windows as the focal point of the spacious living room! The bright kitchen w/white cabinetry & new backsplash has been updated with new flooring & fixtures...just off the large dining area. A main floor bedroom offers a huge walk-in closet while the bath has a stylish tile floor & new tub w/tile surround! Upstairs, spread out in the comfy bedroom that offers built-in storage & NEW bath w/step-in shower while another nice-sized bedroom completes this level! Relax in the enclosed back porch w/large windows plus enjoy the fenced yard! Off street parking in the rear plus FULL basement for plenty of storage. NEW HVAC, 23 new windows, fresh paint & newer metal roof! Close to shopping, restaurants, library & hospital, too! Make this yours TODAY! **SOLD AS IS**

27. 2022-11-30
    soldstatus Closed
28. 2022-10-26
    status Pending
29. 2022-10-18
    listed $155,000 Active
30. 2001-05-08
    soldstatus $85,000
31. 1992-03-13
    soldstatus $66,000
32. 1981-05-01
    soldstatus $42,000

ⓘ 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: $1,320 · $110/mo
• Projected year-2 tax: $2,570 · $214/mo
• Expected delta: +$1,251/yr (+$104/mo · 94.8%)

ⓘ 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 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: $25,737
• − Mortgage interest: −$14,844
• − Property taxes: −$1,320
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,059
• − Management: −$2,059
• − Depreciation: −$7,709
• Taxable loss: −$3,579
• Est. tax savings @ 24.0%: +$859
• After-tax cash flow: $1,870/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

+531.0% since first listed

21 events — show timeline

• 2026-05-22 Listed $265,000 MARIS as Distributed by MLS Grid
• 2026-05-19 Coming Soon $265,000 MARIS as Distributed by MLS Grid
• 2025-11-06 Relisted — MARIS as Distributed by MLS Grid
• 2025-07-09 Relisted — MARIS as Distributed by MLS Grid
• 2025-05-30 Price Changed $264,900 MARIS as Distributed by MLS Grid
• 2025-04-23 Price Changed $279,900 MARIS as Distributed by MLS Grid
• 2025-04-08 Relisted — MARIS as Distributed by MLS Grid
• 2025-04-03 Pending — MARIS as Distributed by MLS Grid
• 2025-03-21 Listed $289,900 MARIS as Distributed by MLS Grid
• 2025-03-16 Coming Soon — MARIS as Distributed by MLS Grid
• 2023-10-23 Sold (Public Records) — Public Records
• 2023-10-23 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-09-26 Pending — MARIS as Distributed by MLS Grid
• 2023-09-08 Listed $259,900 MARIS as Distributed by MLS Grid
• 2023-09-05 Coming Soon $259,900 MARIS as Distributed by MLS Grid
• 2022-11-30 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-10-26 Pending — MARIS as Distributed by MLS Grid
• 2022-10-18 Listed $155,000 MARIS as Distributed by MLS Grid
• 2001-05-08 Sold (Public Records) $85,000 Public Records
• 1992-03-13 Sold (Public Records) $66,000 Public Records
• 1981-05-01 Sold (Public Records) $42,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,320 · +4.8% YoY. Source: county tax records.