Real Estate Investing in Washington, Missouri (63090)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 63090 (Washington, MO)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Washington, MO (63090)?
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Market Analysis: 63090 Washington
Investors eyeing 63090 need to respect the fundamentals at play. Home values of $309K come alongside slower price movement and elevated management overhead.
Turning to rents, the numbers look inviting — $309K purchase price, 0.0% nominal cap — the work to hit that pro forma in 63090 is substantial and deserves full respect.
Within MO, ZIP 63090 trails on several market indicators that neighboring Franklin County submarkets outperform. The gap is real and substantial enough to shape underwriting.
Resident income in 63090 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The right play in 63090 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Washington:
Property Strategy for 63090
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $169,516 | $800 | 3.4% | — | $169,516 |
| 2BR | $208,803 | $990 | 3.4% | +7.1% | $104,402 |
| 3BR | $310,068 | $1,270 | 2.9% | +6.9% | $103,356 |
| 4BR | $391,276 | $1,480 | 2.7% | +6.6% | $97,819 |
| 5BR | $500,426 | — | — | +7.2% | $100,085 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 63090 Compare?
| Metric | 63090 | Washington | St. Louis, MO-IL | Missouri |
|---|---|---|---|---|
| Home Value | $308,970 | $308,970 | N/A | $254,657 |
| 5-Year CAGR | 4.8% | 4.8% | N/A | 7.0% |
| Avg Rent | $1,366 | $1,366 | N/A | - |
| Cap Rate | 3.5% | 3.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 63090 (Washington, MO). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $308,970 |
| Monthly Rent | $1,366 |
| Price-to-Rent | 18.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.5% |
| 5-Year IRR | 8.2% |
📈 Home Appreciation
| 1-Year | +4.1% ▲ |
| 3-Year CAGR | +3.6% ▲ |
| 5-Year CAGR | +4.8% ▲ |
| 10-Year CAGR | +5.6% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.5%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 63090
Population: 22,471
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 63090
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
How much should I expect to pay for a home in Washington, MO?
Typical homes in Washington, MO go for around $309K. The 5-year CAGR of 0.0% even-keeled price movement.
How high is vacancy risk in Washington, MO?
Washington, MO carries elevated vacancy risk. Expect even-keeled absorption at market rents of $1,366/mo.
Are renters plentiful in Washington, MO?
Washington, MO draws a even-keeled base of working renters. Demand at the $1,366/mo rent level is reasonable for standard single-family and small multi rentals.
How landlord-friendly is Washington, MO?
The landlord environment in Washington, MO is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Does house hacking work in Washington, MO?
House hacking works a challenging in Washington, MO. Rents of $1,366/mo against $309K acquisition make the strategy solid for owner-occupants.
You know 63090 now. You don’t know where it ranks.
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How 63090 ranks in St. Louis, MO-IL
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