331 S Liberty St · Webb City, MO 64870

$89,900

2 bd · 1.0 ba · 1,008 sqft · Other · 22 Days on market

Built 1900 3,800 sqft lot

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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
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• 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

This home is so clean and move in ready. Large living room that flows into the kitchen.

Key facts

• Covered front porch
• Corner lot
• 3,800 sq ft lot

Tags

• COVERED FRONT PORCH
• CORNER LOT

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public sewer
• Home design: Single-family residence (freestanding)
• Construction: Vinyl siding; Stone foundation; Shingle roof; Built above grade: 1,008 finished square feet
• Exterior features: Covered porch; Corner lot; Level topography

Interior

• Bedrooms: Total of 4 rooms (bedroom count not specified)
• Flooring: Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Window unit air conditioning
• Interior features: Laminate and vinyl flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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 $622 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $88,551 (1.5% below list)

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: 1.24% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.26%
• DSCR: 1.72
• GRM: 6.7

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: 6.7%
• Equity multiple: 1.26×
• Total profit: $6,547
• Equity at exit: $13,404

10-year hold

• IRR: 15.6%
• Equity multiple: 2.24×
• Total profit: $31,219
• Equity at exit: $7,773

Cash invested: $25,172 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,117 high
• Mortgage (P&I): −$471
• Tax from tax record: −$33 /mo · $392/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $341

Break-even live

Break-even rent $686

Max offer price $89,900

Occupancy floor 64%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	44d	1	0.11mi
208 N Webb St Webb City, MO	1.0	1.0	700	$1,100	$1.57	44d	1	0.39mi
618 N Hall St Unit A Webb City, MO	3.0	2.0	1250	$1,400	$1.12	21d	1	0.67mi
1411 S Jefferson Ave Webb City, MO	3.0	2.0	1424	$1,650	$1.16	44d	1	0.79mi
1407 S Jefferson Ave Webb City, MO	3.0	2.0	1424	$1,650	$1.16	44d	1	0.79mi
1301 S Jefferson St Webb City, MO	3.0	2.0	1424	$1,650	$1.16	44d	1	0.80mi
1524 Brewster Ln Webb City, MO	3.0	2.0	1310	$1,450	$1.11	44d	1	0.90mi
1606 S Oronogo St Webb City, MO	3.0	1.0	1200	$1,200	$1.00	44d	1	1.00mi
1613 S Oronogo St Webb City, MO	3.0	2.0	1310	$1,400	$1.07	44d	1	1.03mi
737 N Oak St Webb City, MO	3.0	2.0	1180	$1,400	$1.19	44d	1	1.05mi
1302 N Main Street Rd Webb City, MO	1.0–2.0	1.0–2.0	750	$895	$1.19	21d	2	1.24mi
313 N Kentucky St Carterville, MO	2.0	1.0	750	$725	$0.97	21d	1	1.32mi
705 N Washington St Carterville, MO	3.0	2.0	1180	$1,400	$1.19	21d	1	1.41mi

Listing history 22 events

1. 2026-06-19
   days on market $89,900 Active 22 DOM
2. 2026-06-18
   days on market $89,900 Active 21 DOM
3. 2026-06-17
   days on market $89,900 Active 20 DOM
4. 2026-06-16
   days on market $89,900 Active 19 DOM
5. 2026-06-15
   days on market $89,900 Active 18 DOM
6. 2026-06-14
   days on market $89,900 Active 16 DOM
7. 2026-06-13
   days on market $89,900 Active 15 DOM
8. 2026-06-10
   days on market $89,900 Active 13 DOM
9. 2026-06-09
   days on market $89,900 Active 12 DOM
10. 2026-06-08
    days on market $89,900 Active 11 DOM
11. 2026-06-07
    days on market $89,900 Active 10 DOM
12. 2026-06-05
    days on market $89,900 Active 7 DOM
13. 2026-06-02
    days on market $89,900 Active 5 DOM
14. 2026-06-01
    days on market $89,900 Active 4 DOM
15. 2026-05-31
    days on market $89,900 Active 3 DOM
16. 2026-05-30
    days on market $89,900 Active 2 DOM
17. 2026-05-26
    listed $89,900 Active
18. 2022-09-09
    soldstatus Closed 87-char remark

    Show marketing remark (87 chars)

    This home is so clean and move in ready. Large living room that flows into the kitchen.

19. 2022-08-11
    status Pending 87-char remark

    Show marketing remark (87 chars)

    This home is so clean and move in ready. Large living room that flows into the kitchen.

20. 2022-08-03
    listed $71,500 Active 87-char remark

    Show marketing remark (87 chars)

    This home is so clean and move in ready. Large living room that flows into the kitchen.

21. 2012-07-23
    soldstatus
22. 2001-06-13
    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: $392 · $33/mo
• Projected year-2 tax: $872 · $73/mo
• Expected delta: +$480/yr (+$40/mo · 122.4%)

ⓘ 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 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: $13,406
• − Mortgage interest: −$5,036
• − Property taxes: −$392
• − Insurance: −$450
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$2,615
• Taxable income: $2,768
• Est. tax owed @ 24.0%: −$664
• After-tax cash flow: $3,427/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

+25.7% since first listed

6 events — show timeline

• 2026-05-26 Listed $89,900 OGAR
• 2022-09-09 Sold (MLS) — OGAR
• 2022-08-11 Pending — OGAR
• 2022-08-03 Listed $71,500 OGAR
• 2012-07-23 Sold (Public Records) — Public Records
• 2001-06-13 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $392 · +12.0% YoY. Source: county tax records.