421 E Mckinney St · Neosho, MO 64850

$144,900

6 bd · 2.0 ba · 1,473 sqft · Other public records · 184 Days on market

Built 1904 0.41 ac lot $98/sqft · 25% above area Est $207k · 30% under

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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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.9/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Plenty of room in this 5 bedroom 2 bath home. 2 living area, formal dining room, office could make a 6th bedroom. inground pool (pump and filter system condition unknown). Just down the road from the Neosho Fish Hatchery and a short distance to the Square. Just bring your best DIY ideas.

Key facts

• 0.41 acre lot
• 2 garage spots
• Built 1904

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath other listed at $145k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/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 $143k (1.3% below list).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 2.9% in Neosho — 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 71/100 on livability (#103 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, employment D, amenities F.
• Neosho School District (town): math 36% / reading 48% proficiency, ranked #125 of 324 in MO (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 199 active listings in the ZIP; 110 units permitted in Newton County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Newton County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $55k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1904 — 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 $127,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.38%
• DSCR: 1.24
• GRM: 8.4

CMA / ARV

• ARV (median comp): $207,000
• List price: $144,900
• Delta: -30.00%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-11,900
• Equity at exit: $21,605

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $4,518
• Equity at exit: $12,528

Cash invested: $40,572 (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 64850

• Home prices YoY: -5.1%
• Active inventory: 199
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,431 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$128 /mo · $1,537/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $182

Break-even live

Break-even rent $1,200

Max offer price $144,900

Occupancy floor 82%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-19
   days on market $144,900 Active 184 DOM
2. 2026-06-18
   days on market $144,900 Active 183 DOM
3. 2026-06-17
   days on market $144,900 Active 182 DOM
4. 2026-06-16
   days on market $144,900 Active 181 DOM
5. 2026-06-15
   days on market $144,900 Active 180 DOM
6. 2026-06-14
   days on market $144,900 Active 178 DOM
7. 2026-06-13
   pricedays on market $144,900 Active 177 DOM
8. 2026-06-10
   days on market $154,900 Active 175 DOM
9. 2026-06-09
   days on market $154,900 Active 174 DOM
10. 2026-06-08
    days on market $154,900 Active 173 DOM
11. 2026-06-07
    days on market $154,900 Active 172 DOM
12. 2026-06-05
    days on market $154,900 Active 169 DOM
13. 2026-06-02
    days on market $154,900 Active 167 DOM
14. 2026-06-01
    days on market $154,900 Active 166 DOM
15. 2026-05-31
    days on market $154,900 Active 165 DOM
16. 2026-05-30
    days on market $154,900 Active 164 DOM
17. 2026-05-06
    price $154,900 288-char remark

    Show marketing remark (368 chars)

    Plenty of room in this 5 bedroom 2 bath home. 2 living area, formal dining room, office could make a 6th bedroom. inground pool (pump and filter system condition unknown). Just down the road from the Neosho Fish Hatchery and a short distance to the Square. Just bring your best DIY ideas. This property will be part of an upcoming auction event on XOME.com 5/16 - 5/19

18. 2026-05-06
    price $154,900 368-char remark

    Show marketing remark (368 chars)

    Plenty of room in this 5 bedroom 2 bath home. 2 living area, formal dining room, office could make a 6th bedroom. inground pool (pump and filter system condition unknown). Just down the road from the Neosho Fish Hatchery and a short distance to the Square. Just bring your best DIY ideas. This property will be part of an upcoming auction event on XOME.com 5/16 - 5/19

19. 2026-04-06
    price $164,900 368-char remark

    Show marketing remark (288 chars)

    Plenty of room in this 5 bedroom 2 bath home. 2 living area, formal dining room, office could make a 6th bedroom. inground pool (pump and filter system condition unknown). Just down the road from the Neosho Fish Hatchery and a short distance to the Square. Just bring your best DIY ideas.

20. 2026-04-06
    price $164,900 288-char remark

    Show marketing remark (288 chars)

    Plenty of room in this 5 bedroom 2 bath home. 2 living area, formal dining room, office could make a 6th bedroom. inground pool (pump and filter system condition unknown). Just down the road from the Neosho Fish Hatchery and a short distance to the Square. Just bring your best DIY ideas.

21. 2026-03-03
    price $172,500 368-char remark

    Show marketing remark (288 chars)

    Plenty of room in this 5 bedroom 2 bath home. 2 living area, formal dining room, office could make a 6th bedroom. inground pool (pump and filter system condition unknown). Just down the road from the Neosho Fish Hatchery and a short distance to the Square. Just bring your best DIY ideas.

22. 2026-03-03
    price $172,500 288-char remark

    Show marketing remark (288 chars)

    Plenty of room in this 5 bedroom 2 bath home. 2 living area, formal dining room, office could make a 6th bedroom. inground pool (pump and filter system condition unknown). Just down the road from the Neosho Fish Hatchery and a short distance to the Square. Just bring your best DIY ideas.

23. 2026-01-27
    price $180,500 288-char remark

    Show marketing remark (368 chars)

    Plenty of room in this 5 bedroom 2 bath home. 2 living area, formal dining room, office could make a 6th bedroom. inground pool (pump and filter system condition unknown). Just down the road from the Neosho Fish Hatchery and a short distance to the Square. Just bring your best DIY ideas. This property will be part of an upcoming auction event on XOME.com 5/16 - 5/19

24. 2026-01-27
    price $180,500 368-char remark

    Show marketing remark (368 chars)

    Plenty of room in this 5 bedroom 2 bath home. 2 living area, formal dining room, office could make a 6th bedroom. inground pool (pump and filter system condition unknown). Just down the road from the Neosho Fish Hatchery and a short distance to the Square. Just bring your best DIY ideas. This property will be part of an upcoming auction event on XOME.com 5/16 - 5/19

25. 2025-12-27
    price $189,900 288-char remark

    Show marketing remark (368 chars)

    Plenty of room in this 5 bedroom 2 bath home. 2 living area, formal dining room, office could make a 6th bedroom. inground pool (pump and filter system condition unknown). Just down the road from the Neosho Fish Hatchery and a short distance to the Square. Just bring your best DIY ideas. This property will be part of an upcoming auction event on XOME.com 5/16 - 5/19

26. 2025-12-27
    price $189,900 368-char remark

    Show marketing remark (368 chars)

    Plenty of room in this 5 bedroom 2 bath home. 2 living area, formal dining room, office could make a 6th bedroom. inground pool (pump and filter system condition unknown). Just down the road from the Neosho Fish Hatchery and a short distance to the Square. Just bring your best DIY ideas. This property will be part of an upcoming auction event on XOME.com 5/16 - 5/19

27. 2025-12-17
    listed $199,900 Active 288-char remark

    Show marketing remark (368 chars)

    Plenty of room in this 5 bedroom 2 bath home. 2 living area, formal dining room, office could make a 6th bedroom. inground pool (pump and filter system condition unknown). Just down the road from the Neosho Fish Hatchery and a short distance to the Square. Just bring your best DIY ideas. This property will be part of an upcoming auction event on XOME.com 5/16 - 5/19

28. 2025-12-17
    listed $199,900 Active 368-char remark

    Show marketing remark (368 chars)

    Plenty of room in this 5 bedroom 2 bath home. 2 living area, formal dining room, office could make a 6th bedroom. inground pool (pump and filter system condition unknown). Just down the road from the Neosho Fish Hatchery and a short distance to the Square. Just bring your best DIY ideas. This property will be part of an upcoming auction event on XOME.com 5/16 - 5/19

29. 2025-11-24
    price $199,900
30. 2025-11-24
    price $199,900
31. 2025-10-21
    price $209,900
32. 2025-10-21
    price $209,900
33. 2025-09-17
    listed $215,000 Active
34. 2017-08-02
    soldstatus
35. 2017-08-02
    soldstatus
36. 2017-05-22
    listed $134,900
37. 2017-05-19
    listed $134,900

ⓘ 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: $1,537 · $128/mo
• Projected year-2 tax: $1,537 · $128/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $17,169
• − Mortgage interest: −$8,117
• − Property taxes: −$1,537
• − Insurance: −$724
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$4,215
• Taxable loss: −$171
• Est. tax savings @ 24.0%: +$41
• After-tax cash flow: $2,225/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: Neosho School District
• NCES district ID: 2921810
• Math proficiency: 36% ▬ 0.00%
• Reading proficiency: 48% ▲ 2.00%
• Median HH income: $40,574
• Composite: 35.21/100
• National rank: #4987
• State rank: #125 of 324 in MO

Livability — Neosho

• Score: 71/100
• State rank: #103
• US rank: #6875

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Neosho, MO
• Population (ZIP): 25,355

Population outlook (Newton County) Hauer SSP2

• Today (2025): 59,151 people
• By 2030: 58,961 · -0.3%
• By 2040: 57,609 · -2.6%
• By 2050: 54,775 · -7.4%
• By 2075: 46,140 · -22.0%
• By 2100: 34,348 · -41.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 12% Hispanic / Latino 9% Pacific Islander 2% Native American 2% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Italian 1% Scottish 1%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 6% Other Asian/Pacific 3%

Political lean MEDSL · Newton

• 2024 margin: Solid R (+58.6) · D 20.2% · R 78.8% · Other 1.0%
• 2008→2024 swing: -18.5pp toward R · 2008: -40.1pp · 2024: -58.6pp
• All cycles: 2024: R+58.6 2020: R+57.4 2016: R+58.7 2012: R+46.9 2008: R+40.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.98%
• Current HPI: 295.9911
• 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

+14.8% since first listed

21 events — show timeline

• 2026-05-06 Price Changed $154,900 SOMO
• 2026-05-06 Price Changed $154,900 OGAR
• 2026-04-06 Price Changed $164,900 OGAR
• 2026-04-06 Price Changed $164,900 SOMO
• 2026-03-03 Price Changed $172,500 OGAR
• 2026-03-03 Price Changed $172,500 SOMO
• 2026-01-27 Price Changed $180,500 SOMO
• 2026-01-27 Price Changed $180,500 OGAR
• 2025-12-27 Price Changed $189,900 SOMO
• 2025-12-27 Price Changed $189,900 OGAR
• 2025-12-17 Listed $199,900 OGAR
• 2025-12-17 Listed $199,900 SOMO
• 2025-11-24 Price Changed $199,900 OGAR
• 2025-11-24 Price Changed $199,900 SOMO
• 2025-10-21 Price Changed $209,900 OGAR
• 2025-10-21 Price Changed $209,900 SOMO
• 2025-09-17 Listed $215,000 SOMO
• 2017-08-02 Sold (MLS) — SOMO
• 2017-08-02 Sold (MLS) — OGAR
• 2017-05-22 Listed $134,900 SOMO
• 2017-05-19 Listed $134,900 OGAR

Property tax history

+4.6%/yr

Latest (2025): $1,537 · +46.6% YoY. Source: county tax records.