715 N Oak St · Webb City, MO 64870

$109,500

3 bd · 1.0 ba · 1,244 sqft · Other · 42 Days on market

Built 1910 5,750 sqft lot $88/sqft · 30% below area Est $157k · 30% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great Webb City home! This 3 bed, 1 bath home offers 1,244 square feet of comfortable living space with spacious rooms throughout. Perfectly situated within walking distance to Webb City High School and just minutes from highway access, this home blends convenience with everyday comfort. Whether you're a first-time buyer or looking to downsize, this well-located property is a must see! Schedule a private tour today!

Key facts

• 5,750 sq ft lot
• Built 1910
• Listed 41 days

Tags

• MINUTES FROM HIGHWAY ACCESS

Property features AI

Exterior

• Parking: No dedicated parking
• Security: Smoke detector(s)
• Utilities: Public sewer
• Home design: Single-family residence (freestanding); Residential property; Level topography
• Construction: Composition roof; Block foundation; Built with standard residential construction
• Exterior features: Covered patio and porch; Porch

Interior

• Kitchen: Gas range
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Ceiling fan(s)
• Interior features: Ceiling fan(s); Smoke detector(s)
• Laundry & utility: Crawl space foundation / access

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#35 in MO, #3,062 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities D-, commute F.
• Webb City R-VII (suburban): math 53% / reading 60% proficiency, ranked #21 of 324 in MO (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Webb City Middle (math 53% / reading 55%, grade B-, #46 of 391 statewide, top 12%, 696 students, 47% FRL).
• Market conditions: Rents rising (+2.5%/yr); 122 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; 602 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $757 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,215 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.33% ✓
• Cap rate: 11.70%
• Cash-on-cash: 19.31%
• DSCR: 1.86
• GRM: 6.3

CMA / ARV

• ARV (median comp): $157,485
• List price: $109,500
• Delta: -30.47%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.49% rent growth · sell at horizon

5-year hold

• IRR: 10.7%
• Equity multiple: 1.42×
• Total profit: $12,900
• Equity at exit: $16,327

10-year hold

• IRR: 19.4%
• Equity multiple: 2.58×
• Total profit: $48,520
• Equity at exit: $9,468

Cash invested: $30,660 (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 64870

• Home prices YoY: -8.3%
• Rents YoY: 2.5%
• Active inventory: 122
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,455 high
• Mortgage (P&I): −$574
• Tax from tax record: −$36 /mo · $436/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $493

Break-even live

Break-even rent $831

Max offer price $109,500

Occupancy floor 61%

Sensitivity live

Price	-10% $555	-5% $524	+0% $493	+5% $462	+10% $431
Rent	-10% $378	-5% $436	+0% $493	+5% $551	+10% $608
Rate	-1.0pp $549	-0.5pp $521	base $493	+0.5pp $465	+1.0pp $436

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
737 N Oak St Webb City, MO	3.0	2.0	1180	$1,400	$1.19	44d	1	0.05mi
1405 W Aylor St Webb City, MO	4.0	2.0	1460	$1,450	$0.99	44d	1	0.12mi
618 N Hall St Unit A Webb City, MO	3.0	2.0	1250	$1,400	$1.12	22d	1	0.88mi
1302 N Main Street Rd Webb City, MO	1.0–2.0	1.0–2.0	750	$895	$1.19	22d	2	0.92mi
1407 S Jefferson Ave Webb City, MO	3.0	2.0	1424	$1,650	$1.16	44d	1	1.41mi
1411 S Jefferson Ave Webb City, MO	3.0	2.0	1424	$1,650	$1.16	44d	1	1.41mi
1301 S Jefferson St Webb City, MO	3.0	2.0	1424	$1,650	$1.16	44d	1	1.43mi

Listing history 25 events

1. 2026-06-19
   days on market $109,500 Active 42 DOM
2. 2026-06-18
   days on market $109,500 Active 41 DOM
3. 2026-06-17
   days on market $109,500 Active 40 DOM
4. 2026-06-16
   days on market $109,500 Active 39 DOM
5. 2026-06-15
   days on market $109,500 Active 38 DOM
6. 2026-06-14
   days on market $109,500 Active 36 DOM
7. 2026-06-13
   days on market $109,500 Active 35 DOM
8. 2026-06-10
   days on market $109,500 Active 33 DOM
9. 2026-06-09
   days on market $109,500 Active 32 DOM
10. 2026-06-08
    days on market $109,500 Active 31 DOM
11. 2026-06-07
    days on market $109,500 Active 30 DOM
12. 2026-06-05
    days on market $109,500 Active 27 DOM
13. 2026-06-02
    days on market $109,500 Active 25 DOM
14. 2026-06-01
    days on market $109,500 Active 24 DOM
15. 2026-05-31
    days on market $109,500 Active 23 DOM
16. 2026-05-30
    days on market $109,500 Active 22 DOM
17. 2026-05-08
    listed $109,500 Active 419-char remark
18. 2025-11-18
    price $109,500
19. 2024-07-25
    historical $950
20. 2024-07-09
    price $950
21. 2024-05-25
    listed $1,050
22. 2022-12-05
    soldstatus
23. 2022-11-08
    price $99,000
24. 2021-09-02
    soldstatus
25. 1968-03-25
    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: $436 · $36/mo
• Projected year-2 tax: $1,062 · $89/mo
• Expected delta: +$626/yr (+$52/mo · 143.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,462
• − Mortgage interest: −$6,134
• − Property taxes: −$436
• − Insurance: −$548
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − Depreciation: −$3,185
• Taxable income: $4,366
• Est. tax owed @ 24.0%: −$1,048
• After-tax cash flow: $4,873/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: Webb City R-VII
• NCES district ID: 2931500
• Math proficiency: 53% ▼ -1.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $45,022
• Composite: 47.68/100
• National rank: #2244
• State rank: #21 of 324 in MO

Livability — Webb City

• Score: 77/100
• State rank: #35
• US rank: #3062

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Webb City, MO
• County: Jasper County · 79,035 people
• City population: 16,186
• Metro: Joplin, MO
• Population (ZIP): 16,186
• Household income: $68,300
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 427.0

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 120,033 people
• By 2030: 120,091 · +0.0%
• By 2040: 119,297 · -0.6%
• By 2050: 117,705 · -1.9%
• By 2075: 110,402 · -8.0%
• By 2100: 99,719 · -16.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 8% Hispanic / Latino 4% Asian 2% Black 2%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+46.8) · D 25.9% · R 72.7% · Other 1.4%
• 2008→2024 swing: -13.6pp toward R · 2008: -33.2pp · 2024: -46.8pp
• All cycles: 2024: R+46.8 2020: R+46.2 2016: R+50.8 2012: R+41.0 2008: R+33.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.29%
• Current HPI: 267.5318
• Rent YoY: ▲ 2.49%
• Metro: Joplin, 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

+10.6% since first listed

9 events — show timeline

• 2026-05-08 Listed $109,500 OGAR
• 2025-11-18 Price Changed $109,500 OGAR
• 2024-07-25 Rental Removed $950 APPFOLIO
• 2024-07-09 Price Changed $950 APPFOLIO
• 2024-05-25 Listed for Rent $1,050 APPFOLIO
• 2022-12-05 Sold (Public Records) — Public Records
• 2022-11-08 Price Changed $99,000 OGAR
• 2021-09-02 Sold (Public Records) — Public Records
• 1968-03-25 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $436 · +11.9% YoY. Source: county tax records.