527 Morrow St · Neosho, MO 64850

$85,000

2 bd · 1.0 ba · 981 sqft · Other public records · 94 Days on market

Built 1950 ↓ 23% since listing

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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 +27.4/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• 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

A covered front porch sets the tone the moment you arrive, offering a welcoming place to slow down and enjoy the rhythm of everyday life. Inside, the home feels comfortable and inviting, with a layout that makes the most of its space and creates a cozy atmosphere from room to room. This property lends itself easily to a variety of future plans. It's easy to imagine quiet mornings, simple routines, and evenings spent relaxing in a space that feels just right. The in-town location keeps daily conveniences close, allowing life to flow with ease while still feeling tucked into a familiar neighborhood setting. With city utilities and a manageable footprint, this home offers flexibility for those seeking a first place to call their own, a low-maintenance residence, or a long-term investment opportunity. A charming property ready for its next chapter in the heart of Neosho.

Key facts

• Covered front porch
• City utilities
• In-town location

Tags

• COVERED FRONT PORCH
• IN-TOWN LOCATION
• CITY UTILITIES
• MANAGEABLE FOOTPRINT
• CHARMING PROPERTY

Property features AI

Exterior

• Parking: Driveway; 1-car drive-under parking
• Utilities: Public sewer
• Home design: Single-family residence; Freestanding; Residential property
• Construction: Vinyl siding; Wood siding; Block foundation; Shingle roof; Built with block foundation
• Exterior features: Covered porch; Porch

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Total of 4 rooms (bedrooms included in room count)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Has cooling
• Interior features: Gas range; Refrigerator; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($962 rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: employment D, amenities F, commute 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.
• Zoned schools: Benton Elem. (math 34% / reading 40%, grade F, #611 of 1,115 statewide, top 59%, 505 students, 69% FRL); Neosho Jr. High (math 41% / reading 48%, grade D, #113 of 391 statewide, top 31%, 748 students, 58% FRL).
• Market conditions: 202 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.13% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.47%
• DSCR: 1.55
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $1,947
• Equity at exit: $12,674

10-year hold

• IRR: 11.7%
• Equity multiple: 1.92×
• Total profit: $21,851
• Equity at exit: $7,349

Cash invested: $23,800 (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: 202
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $962 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$32 /mo · $381/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $247

Break-even live

Break-even rent $649

Max offer price $85,000

Occupancy floor 69%

Sensitivity live

Price	-10% $295	-5% $271	+0% $247	+5% $223	+10% $199
Rent	-10% $171	-5% $209	+0% $247	+5% $285	+10% $323
Rate	-1.0pp $290	-0.5pp $269	base $247	+0.5pp $225	+1.0pp $203

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1601 Mayberry Dr Unit A Neosho, MO	2.0	1.0	580	$850	$1.47	15d	1	0.77mi
1229 Reid Rd Neosho, MO	2.0	1.0	973	$1,000	$1.03	24d	1	0.82mi
606 W Hill St Neosho, MO	2.0	1.0	900	$1,000	$1.11	44d	1	0.84mi

Listing history 9 events

1. 2026-05-05
   status Pending 879-char remark

   Show marketing remark (879 chars)

   A covered front porch sets the tone the moment you arrive, offering a welcoming place to slow down and enjoy the rhythm of everyday life. Inside, the home feels comfortable and inviting, with a layout that makes the most of its space and creates a cozy atmosphere from room to room. This property lends itself easily to a variety of future plans. It's easy to imagine quiet mornings, simple routines, and evenings spent relaxing in a space that feels just right. The in-town location keeps daily conveniences close, allowing life to flow with ease while still feeling tucked into a familiar neighborhood setting. With city utilities and a manageable footprint, this home offers flexibility for those seeking a first place to call their own, a low-maintenance residence, or a long-term investment opportunity. A charming property ready for its next chapter in the heart of Neosho.

2. 2026-04-23
   status Pending
3. 2026-04-07
   price $85,000

   Show marketing remark (879 chars)

   A covered front porch sets the tone the moment you arrive, offering a welcoming place to slow down and enjoy the rhythm of everyday life. Inside, the home feels comfortable and inviting, with a layout that makes the most of its space and creates a cozy atmosphere from room to room. This property lends itself easily to a variety of future plans. It's easy to imagine quiet mornings, simple routines, and evenings spent relaxing in a space that feels just right. The in-town location keeps daily conveniences close, allowing life to flow with ease while still feeling tucked into a familiar neighborhood setting. With city utilities and a manageable footprint, this home offers flexibility for those seeking a first place to call their own, a low-maintenance residence, or a long-term investment opportunity. A charming property ready for its next chapter in the heart of Neosho.

4. 2026-04-07
   price $85,000 879-char remark

   Show marketing remark (879 chars)

   A covered front porch sets the tone the moment you arrive, offering a welcoming place to slow down and enjoy the rhythm of everyday life. Inside, the home feels comfortable and inviting, with a layout that makes the most of its space and creates a cozy atmosphere from room to room. This property lends itself easily to a variety of future plans. It's easy to imagine quiet mornings, simple routines, and evenings spent relaxing in a space that feels just right. The in-town location keeps daily conveniences close, allowing life to flow with ease while still feeling tucked into a familiar neighborhood setting. With city utilities and a manageable footprint, this home offers flexibility for those seeking a first place to call their own, a low-maintenance residence, or a long-term investment opportunity. A charming property ready for its next chapter in the heart of Neosho.

5. 2026-03-19
   price $99,900 879-char remark

   Show marketing remark (879 chars)

   A covered front porch sets the tone the moment you arrive, offering a welcoming place to slow down and enjoy the rhythm of everyday life. Inside, the home feels comfortable and inviting, with a layout that makes the most of its space and creates a cozy atmosphere from room to room. This property lends itself easily to a variety of future plans. It's easy to imagine quiet mornings, simple routines, and evenings spent relaxing in a space that feels just right. The in-town location keeps daily conveniences close, allowing life to flow with ease while still feeling tucked into a familiar neighborhood setting. With city utilities and a manageable footprint, this home offers flexibility for those seeking a first place to call their own, a low-maintenance residence, or a long-term investment opportunity. A charming property ready for its next chapter in the heart of Neosho.

6. 2026-03-18
   price $99,900
7. 2026-01-24
   listed $110,000 Active 879-char remark

   Show marketing remark (879 chars)

   A covered front porch sets the tone the moment you arrive, offering a welcoming place to slow down and enjoy the rhythm of everyday life. Inside, the home feels comfortable and inviting, with a layout that makes the most of its space and creates a cozy atmosphere from room to room. This property lends itself easily to a variety of future plans. It's easy to imagine quiet mornings, simple routines, and evenings spent relaxing in a space that feels just right. The in-town location keeps daily conveniences close, allowing life to flow with ease while still feeling tucked into a familiar neighborhood setting. With city utilities and a manageable footprint, this home offers flexibility for those seeking a first place to call their own, a low-maintenance residence, or a long-term investment opportunity. A charming property ready for its next chapter in the heart of Neosho.

8. 2026-01-20
   listed $110,000 Active
9. 2023-02-01
   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: $381 · $32/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$444/yr (+$37/mo · 116.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 21 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: $11,548
• − Mortgage interest: −$4,761
• − Property taxes: −$381
• − Insurance: −$425
• − Repairs & maintenance: −$924
• − Management: −$924
• − Depreciation: −$2,473
• Taxable income: $1,660
• Est. tax owed @ 24.0%: −$398
• After-tax cash flow: $2,569/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

-22.7% since first listed

9 events — show timeline

• 2026-05-05 Pending — SOMO
• 2026-04-23 Pending — OGAR
• 2026-04-07 Price Changed $85,000 OGAR
• 2026-04-07 Price Changed $85,000 SOMO
• 2026-03-19 Price Changed $99,900 SOMO
• 2026-03-18 Price Changed $99,900 OGAR
• 2026-01-24 Listed $110,000 SOMO
• 2026-01-20 Listed $110,000 OGAR
• 2023-02-01 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $381 · +0.1% YoY. Source: county tax records.