904 S Washington St · Farmington, MO 63640

$135,000

3 bd · 1.0 ba · 1,397 sqft · Other public records · 18 Days on market

Built 1930 0.44 ac lot

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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 +27.5/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 bedroom homes in this price range do not come along very often so act fast! 2 bedrooms downstairs with a living room, kitchen, full bathroom and your laundry room tucked inside the oversized sunroom. Upstairs you will find a half bathroom and tandem bedrooms with closets in each. There is so much space in this 1.5 story home, giving you many possibilities to make it your very own! The cellar doors outside lead you to the basement for additional storage. Sellers prefer to sell as-is for a quick sale. Close to parks, golf, shopping, restaurants and more! Make an appointment today!

Key facts

• Generous lot
• Functional layout
• Investment potential

Tags

• GENEROUS LOT
• DETACHED GARAGE
• FUNCTIONAL LAYOUT
• OUTDOOR LIVING
• INVESTMENT POTENTIAL
• WELL MAINTAINED

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Level lot

Interior

• Bedrooms: 4 bedrooms total; 2 bedrooms on the main level; 2 bedrooms on the upper level
• Bathrooms: 1 full bathroom; 1 half bathroom; Main and upper levels combine for 2 bathrooms (1 full, 1 half)
• Heating & cooling: Forced air heating (natural gas); Central electric air conditioning
• Interior features: Full, unfinished basement with cellar and walk-up access; One and one-half levels; 9 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 2.7% in Farmington — 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 67/100 on livability (#217 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime D, amenities F.
• Farmington R-VII (town): math 41% / reading 50% proficiency, ranked #93 of 324 in MO (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Farmington Sr. High (math 56% / reading 63%, grade C+, #35 of 521 statewide, top 8%, 1,274 students, 42% FRL) — zoned schools at 42% FRL track the district average.
• Zoned-school proficiency averages 60% at this address vs 46% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Farmington R-VII average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 122 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 134 units permitted in St. Francois County in 2024 (32 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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. 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?
4. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.61%
• DSCR: 1.56
• GRM: 7.3

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $3,369
• Equity at exit: $20,129

10-year hold

• IRR: 11.9%
• Equity multiple: 1.93×
• Total profit: $35,319
• Equity at exit: $11,672

Cash invested: $37,800 (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 63640

• Home prices YoY: -10.6%
• Active inventory: 122
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,545 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$59 /mo · $710/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $397

Break-even live

Break-even rent $1,042

Max offer price $135,000

Occupancy floor 69%

Sensitivity live

Price	-10% $473	-5% $435	+0% $397	+5% $359	+10% $321
Rent	-10% $275	-5% $336	+0% $397	+5% $458	+10% $519
Rate	-1.0pp $465	-0.5pp $431	base $397	+0.5pp $362	+1.0pp $326

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Roper Loop Farmington, MO	2.0–3.0	2.0–2.5	1391	$1,750	$1.26	44d	8	0.60mi
1601 Doubet Ln Farmington, MO	2.0	2.0	1100	$1,050	$0.95	44d	1	1.15mi

Listing history 17 events

1. 2026-06-09
   days on market $135,000 Active 18 DOM
2. 2026-06-08
   days on market $135,000 Active 17 DOM
3. 2026-06-07
   days on market $135,000 Active 16 DOM
4. 2026-06-07
   days on market $135,000 Active 15 DOM
5. 2026-06-04
   days on market $135,000 Active 12 DOM
6. 2026-06-02
   days on market $135,000 Active 11 DOM
7. 2026-06-01
   days on market $135,000 Active 10 DOM
8. 2026-05-31
   days on market $135,000 Active 9 DOM
9. 2026-05-22
   listed $135,000 Active
10. 2022-06-23
    soldstatus
11. 2022-06-22
    soldstatus Closed 590-char remark

    Show marketing remark (590 chars)

    4 bedroom homes in this price range do not come along very often so act fast! 2 bedrooms downstairs with a living room, kitchen, full bathroom and your laundry room tucked inside the oversized sunroom. Upstairs you will find a half bathroom and tandem bedrooms with closets in each. There is so much space in this 1.5 story home, giving you many possibilities to make it your very own! The cellar doors outside lead you to the basement for additional storage. Sellers prefer to sell as-is for a quick sale. Close to parks, golf, shopping, restaurants and more! Make an appointment today!

12. 2022-05-22
    status Pending 590-char remark

    Show marketing remark (590 chars)

    4 bedroom homes in this price range do not come along very often so act fast! 2 bedrooms downstairs with a living room, kitchen, full bathroom and your laundry room tucked inside the oversized sunroom. Upstairs you will find a half bathroom and tandem bedrooms with closets in each. There is so much space in this 1.5 story home, giving you many possibilities to make it your very own! The cellar doors outside lead you to the basement for additional storage. Sellers prefer to sell as-is for a quick sale. Close to parks, golf, shopping, restaurants and more! Make an appointment today!

13. 2022-05-11
    price $120,000 590-char remark

    Show marketing remark (590 chars)

    4 bedroom homes in this price range do not come along very often so act fast! 2 bedrooms downstairs with a living room, kitchen, full bathroom and your laundry room tucked inside the oversized sunroom. Upstairs you will find a half bathroom and tandem bedrooms with closets in each. There is so much space in this 1.5 story home, giving you many possibilities to make it your very own! The cellar doors outside lead you to the basement for additional storage. Sellers prefer to sell as-is for a quick sale. Close to parks, golf, shopping, restaurants and more! Make an appointment today!

14. 2022-05-04
    status Active 590-char remark

    Show marketing remark (590 chars)

    4 bedroom homes in this price range do not come along very often so act fast! 2 bedrooms downstairs with a living room, kitchen, full bathroom and your laundry room tucked inside the oversized sunroom. Upstairs you will find a half bathroom and tandem bedrooms with closets in each. There is so much space in this 1.5 story home, giving you many possibilities to make it your very own! The cellar doors outside lead you to the basement for additional storage. Sellers prefer to sell as-is for a quick sale. Close to parks, golf, shopping, restaurants and more! Make an appointment today!

15. 2022-04-25
    historical Active Under Contract 590-char remark

    Show marketing remark (590 chars)

    4 bedroom homes in this price range do not come along very often so act fast! 2 bedrooms downstairs with a living room, kitchen, full bathroom and your laundry room tucked inside the oversized sunroom. Upstairs you will find a half bathroom and tandem bedrooms with closets in each. There is so much space in this 1.5 story home, giving you many possibilities to make it your very own! The cellar doors outside lead you to the basement for additional storage. Sellers prefer to sell as-is for a quick sale. Close to parks, golf, shopping, restaurants and more! Make an appointment today!

16. 2022-04-16
    listed $125,000 Active 590-char remark

    Show marketing remark (590 chars)

    4 bedroom homes in this price range do not come along very often so act fast! 2 bedrooms downstairs with a living room, kitchen, full bathroom and your laundry room tucked inside the oversized sunroom. Upstairs you will find a half bathroom and tandem bedrooms with closets in each. There is so much space in this 1.5 story home, giving you many possibilities to make it your very own! The cellar doors outside lead you to the basement for additional storage. Sellers prefer to sell as-is for a quick sale. Close to parks, golf, shopping, restaurants and more! Make an appointment today!

17. 1997-12-18
    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: $710 · $59/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$600/yr (+$50/mo · 84.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $18,538
• − Mortgage interest: −$7,562
• − Property taxes: −$710
• − Insurance: −$675
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − Depreciation: −$3,927
• Taxable income: $2,698
• Est. tax owed @ 24.0%: −$647
• After-tax cash flow: $4,117/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: Farmington R-VII
• NCES district ID: 2911910
• Math proficiency: 41% ▼ -5.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $43,768
• Composite: 38.43/100
• National rank: #4200
• State rank: #93 of 324 in MO

Livability — Farmington

• Score: 67/100
• State rank: #217
• US rank: #10763

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farmington, MO
• Population (ZIP): 28,800

Population outlook (St. Francois County) Hauer SSP2

• Today (2025): 68,683 people
• By 2030: 69,574 · +1.3%
• By 2040: 70,665 · +2.9%
• By 2050: 70,708 · +2.9%
• By 2075: 67,917 · -1.1%
• By 2100: 56,563 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Black 4% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 6% Italian 2% Iranian 2%
• Foreign-born: 2%

Political lean MEDSL · St. Francois

• 2024 margin: Solid R (+51.4) · D 23.8% · R 75.2%
• 2008→2024 swing: -46.8pp toward R · 2008: -4.6pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+48.1 2016: R+45.4 2012: R+19.5 2008: R+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.95%
• Current HPI: 253.0894
• 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

+8.0% since first listed

9 events — show timeline

• 2026-05-22 Listed $135,000 MARIS as Distributed by MLS Grid
• 2022-06-23 Sold (Public Records) — Public Records
• 2022-06-22 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2022-05-22 Pending — MARIS as Distributed by MLS Grid
• 2022-05-11 Price Changed $120,000 MARIS as Distributed by MLS Grid
• 2022-05-04 Relisted — MARIS as Distributed by MLS Grid
• 2022-04-25 Contingent — MARIS as Distributed by MLS Grid
• 2022-04-16 Listed $125,000 MARIS as Distributed by MLS Grid
• 1997-12-18 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $710 · +6.1% YoY. Source: county tax records.