720 E Wickersham Dr · Webb City, MO 64870

$200,000

3 bd · 2.0 ba · 1,324 sqft · Other public records · 21 Days on market

Built 1977 0.26 ac lot

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Why this score? — see what drove the D 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 +13.4/30.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Comfortable ranch style house on corner lot in Webb City. Large kitchen/dining area. Some updating done in the past, and a little TLC will make this house a showplace!

Key facts

• Quartz countertops
• 0.26 acre lot
• 2 garage spots

Tags

• QUARTZ COUNTERTOPS
• LUXURY VINYL PLANK FLOORING
• WEBB CITY SCHOOL DISTRICT

Property features AI

Exterior

• Parking: Attached 2-car garage; 2 garage spaces
• Utilities: Public sewer
• Home design: Single-family residence; Freestanding; Residential property
• Construction: Vinyl siding and brick exterior; Block foundation
• Exterior features: Shingle roof; Lot dimensions approximately 154 x 75

Interior

• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central heating; Has cooling
• Interior features: Vinyl flooring; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $200k.

Deal economics

• At list price, monthly cash flow is $4 ($47/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 $151k (24.6% below list).
• Recommended offer: $151k (24.6% below list) — sets the bar for 1% rule.

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: Webster Primary Ctr. (407 students, 58% FRL); Webb City Middle (math 53% / reading 55%, grade B-, #46 of 391 statewide, top 12%, 696 students, 47% FRL); Webb City High (math 30% / reading 59%, grade F, #179 of 521 statewide, top 39%, 1,349 students, 40% FRL).
• Market conditions: Rents rising (+2.5%/yr); 124 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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

• 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 $150,788 (24.6% below list)

Questions for the listing agent

1. Built in 1977 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.75% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 11.1

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-33,024
• Equity at exit: $29,821

10-year hold

• IRR: -9.5%
• Equity multiple: 0.43×
• Total profit: $-31,955
• Equity at exit: $17,292

Cash invested: $56,000 (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: 124
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,508 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$55 /mo · $662/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $4

Break-even live

Break-even rent $1,503

Max offer price $200,000

Occupancy floor 95%

Sensitivity live

Price	-10% $117	-5% $61	+0% $4	+5% $-53	+10% $-109
Rent	-10% $-115	-5% $-56	+0% $4	+5% $64	+10% $123
Rate	-1.0pp $105	-0.5pp $55	base $4	+0.5pp $-48	+1.0pp $-101

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1407 S Jefferson Ave Webb City, MO	3.0	2.0	1424	$1,650	$1.16	45d	1	0.43mi
1411 S Jefferson Ave Webb City, MO	3.0	2.0	1424	$1,650	$1.16	45d	1	0.43mi
1301 S Jefferson St Webb City, MO	3.0	2.0	1424	$1,650	$1.16	45d	1	0.45mi
1606 S Oronogo St Webb City, MO	3.0	1.0	1200	$1,200	$1.00	45d	1	0.75mi
1613 S Oronogo St Webb City, MO	3.0	2.0	1310	$1,400	$1.07	45d	1	0.80mi
1524 Brewster Ln Webb City, MO	3.0	2.0	1310	$1,450	$1.11	45d	1	0.87mi
214 S Tom St Webb City, MO	3.0	2.0	1556	$1,400	$0.90	22d	1	1.01mi
1405 W Aylor St Webb City, MO	4.0	2.0	1460	$1,450	$0.99	45d	1	1.09mi
737 N Oak St Webb City, MO	3.0	2.0	1180	$1,400	$1.19	45d	1	1.16mi
618 N Hall St Unit A Webb City, MO	3.0	2.0	1250	$1,400	$1.12	22d	1	1.39mi
612 Easton Unit B Webb City, MO	3.0	2.0	1560	$1,300	$0.83	22d	1	1.45mi

Listing history 23 events

1. 2026-06-18
   status $200,000 Pending 21 DOM
2. 2026-06-18
   days on market $200,000 Active 21 DOM
3. 2026-06-17
   days on market $200,000 Active 20 DOM
4. 2026-06-16
   days on market $200,000 Active 19 DOM
5. 2026-06-15
   days on market $200,000 Active 18 DOM
6. 2026-06-14
   days on market $200,000 Active 16 DOM
7. 2026-06-13
   days on market $200,000 Active 15 DOM
8. 2026-06-10
   days on market $200,000 Active 13 DOM
9. 2026-06-09
   days on market $200,000 Active 12 DOM
10. 2026-06-08
    days on market $200,000 Active 11 DOM
11. 2026-06-07
    days on market $200,000 Active 10 DOM
12. 2026-06-05
    days on market $200,000 Active 7 DOM
13. 2026-06-02
    days on market $200,000 Active 5 DOM
14. 2026-06-01
    days on market $200,000 Active 4 DOM
15. 2026-05-31
    days on market $200,000 Active 3 DOM
16. 2026-05-30
    days on market $200,000 Active 2 DOM
17. 2026-05-28
    listed $200,000 Active
18. 2021-11-10
    soldstatus
19. 2021-11-05
    soldstatus 167-char remark

    Show marketing remark (167 chars)

    Comfortable ranch style house on corner lot in Webb City. Large kitchen/dining area. Some updating done in the past, and a little TLC will make this house a showplace!

20. 2021-11-05
    soldstatus 167-char remark

    Show marketing remark (167 chars)

    Comfortable ranch style house on corner lot in Webb City. Large kitchen/dining area. Some updating done in the past, and a little TLC will make this house a showplace!

21. 2021-06-07
    listed $94,900 167-char remark

    Show marketing remark (167 chars)

    Comfortable ranch style house on corner lot in Webb City. Large kitchen/dining area. Some updating done in the past, and a little TLC will make this house a showplace!

22. 2021-06-07
    listed $94,900 167-char remark

    Show marketing remark (167 chars)

    Comfortable ranch style house on corner lot in Webb City. Large kitchen/dining area. Some updating done in the past, and a little TLC will make this house a showplace!

23. 1998-11-30
    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: $662 · $55/mo
• Projected year-2 tax: $1,940 · $162/mo
• Expected delta: +$1,278/yr (+$107/mo · 193.3%)

ⓘ 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: $18,095
• − Mortgage interest: −$11,203
• − Property taxes: −$662
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,448
• − Management: −$1,448
• − Depreciation: −$5,818
• Taxable loss: −$3,483
• Est. tax savings @ 24.0%: +$836
• After-tax cash flow: $883/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

+110.7% since first listed

7 events — show timeline

• 2026-05-28 Listed $200,000 OGAR
• 2021-11-10 Sold (Public Records) — Public Records
• 2021-11-05 Sold (MLS) — OGAR
• 2021-11-05 Sold (MLS) — SOMO
• 2021-06-07 Listed $94,900 SOMO
• 2021-06-07 Listed $94,900 OGAR
• 1998-11-30 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $662 · +9.2% YoY. Source: county tax records.