532 S Devon Ave · Webb City, MO 64870

$82,000

2 bd · 1.0 ba · 811 sqft · Other · 4 Days on market

Built 1900 5,250 sqft 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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• 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 MLS

Cute starter home or investment property. New windows, newer roof, new back door, new siding on north of home and several other areas.

Key facts

• Central heat and air
• Newer roof
• Great location

Tags

• GREAT LOCATION
• CENTRAL HEAT AND AIR
• NEWER ROOF
• NEWER SIDING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $82k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($938 rent vs $82k).

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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 602 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($68k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $567 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $23k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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 1900 — 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 $82,000

Questions for the listing agent

1. Built in 1900 — 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. 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: 9.76%
• Cash-on-cash: 12.39%
• DSCR: 1.55
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,303
• Equity at exit: $12,226

10-year hold

• IRR: 10.6%
• Equity multiple: 1.81×
• Total profit: $18,526
• Equity at exit: $7,090

Cash invested: $22,960 (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: 7.3×

Monthly cashflow live

• Estimated rent: $938 high
• Mortgage (P&I): −$430
• Tax from tax record: −$40 /mo · $477/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $237

Break-even live

Break-even rent $638

Max offer price $82,000

Occupancy floor 70%

Sensitivity live

Price	-10% $283	-5% $260	+0% $237	+5% $214	+10% $191
Rent	-10% $163	-5% $200	+0% $237	+5% $274	+10% $311
Rate	-1.0pp $278	-0.5pp $258	base $237	+0.5pp $216	+1.0pp $194

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
316 S Pennsylvania Ave Unit 1 Webb City, MO	1.0	1.0	700	$700	$1.00	45d	1	0.45mi
208 N Webb St Webb City, MO	1.0	1.0	700	$1,100	$1.57	45d	1	0.64mi
314 N Webb St Unit B Webb City, MO	1.0	1.0	600	$625	$1.04	22d	1	0.70mi
210 N Madison St Unit A Webb City, MO	1.0	1.0	625	$1,000	$1.60	22d	1	1.02mi
313 N Kentucky St Carterville, MO	2.0	1.0	750	$725	$0.97	22d	1	1.22mi
1302 N Main Street Rd Webb City, MO	1.0–2.0	1.0–2.0	750	$895	$1.19	22d	2	1.45mi

Listing history 9 events

1. 2026-04-14
   status Pending
2. 2026-04-10
   listed $82,000 Active
3. 2022-01-13
   soldstatus
4. 2017-02-23
   soldstatus
5. 2017-02-22
   soldstatus 134-char remark

   Show marketing remark (134 chars)

   Cute starter home or investment property. New windows, newer roof, new back door, new siding on north of home and several other areas.

6. 2016-10-10
   listed $39,900 134-char remark

   Show marketing remark (134 chars)

   Cute starter home or investment property. New windows, newer roof, new back door, new siding on north of home and several other areas.

7. 2014-08-20
   soldstatus
8. 2014-08-19
   soldstatus 179-char remark

   Show marketing remark (179 chars)

   SUPER CUTE 2 bedroom home in Webb City! So many great features: fresh paint, new glass tile back splash in bathroom and kitchen, fire pit, storage shed and a nice fenced backyard!

9. 2014-03-28
   listed $42,500 179-char remark

   Show marketing remark (179 chars)

   SUPER CUTE 2 bedroom home in Webb City! So many great features: fresh paint, new glass tile back splash in bathroom and kitchen, fire pit, storage shed and a nice fenced backyard!

ⓘ 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: $477 · $40/mo
• Projected year-2 tax: $795 · $66/mo
• Expected delta: +$319/yr (+$27/mo · 66.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,254
• − Mortgage interest: −$4,593
• − Property taxes: −$477
• − Insurance: −$410
• − Repairs & maintenance: −$900
• − Management: −$900
• − Depreciation: −$2,385
• Taxable income: $1,588
• Est. tax owed @ 24.0%: −$381
• After-tax cash flow: $2,463/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

+92.9% since first listed

9 events — show timeline

• 2026-04-14 Pending — OGAR
• 2026-04-10 Listed $82,000 OGAR
• 2022-01-13 Sold (Public Records) — Public Records
• 2017-02-23 Sold (Public Records) — Public Records
• 2017-02-22 Sold (MLS) — OGAR
• 2016-10-10 Listed $39,900 OGAR
• 2014-08-20 Sold (Public Records) — Public Records
• 2014-08-19 Sold (MLS) — OGAR
• 2014-03-28 Listed $42,500 OGAR

Property tax history

+5.8%/yr

Latest (2025): $477 · +12.4% YoY. Source: county tax records.