416 N Hall St · Webb City, MO 64870

$55,000

2 bd · 1.0 ba · 1,043 sqft · Other · 11 Days on market

Built 1935 5,968 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investment opportunity in the heart of Webb City! This 2-bedroom, 1-bath home offers great potential for investors, flippers, or buyers looking to build sweat equity. Situated on a decent-sized lot with a fenced backyard, the property provides plenty of outdoor space for pets, gardening, or future improvements. The home needs repairs and updates but has solid potential to become a rental property, starter home, or resale project. Conveniently located near schools, shopping, and local amenities. Bring your vision and transform this fixer-upper into a worthwhile investment. Property is being sold as-is. Cash or conventional financing preferred.

Key facts

• Near schools
• Decent-sized lot
• Near shopping

Tags

• FENCED BACKYARD
• OUTDOOR SPACE
• INVESTMENT OPPORTUNITY
• DECENT-SIZED LOT
• NEAR SCHOOLS
• NEAR SHOPPING

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Approximately 1,043 above-grade finished living area
• Construction: Frame construction; Metal roof; Estimated age 76–100 years
• Exterior features: Lot approximately 5,968 square feet; Not in a flood plain

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: 1.5-story floor plan; Slab foundation

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $639 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).

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 Jr. High (math 47% / reading 56%, grade C, #57 of 391 statewide, top 15%, 732 students, 46% 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); 64% 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 $380 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $55,000

Questions for the listing agent

1. Built in 1935 — 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: 2.25% ✓
• Cap rate: 20.23%
• Cash-on-cash: 49.77%
• DSCR: 3.21
• GRM: 3.7

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: 46.9%
• Equity multiple: 3.02×
• Total profit: $31,129
• Equity at exit: $8,201

10-year hold

• IRR: 52.4%
• Equity multiple: 5.99×
• Total profit: $76,895
• Equity at exit: $4,755

Cash invested: $15,400 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,237 high
• Mortgage (P&I): −$288
• Tax from tax record: −$27 /mo · $327/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $639

Break-even live

Break-even rent $429

Max offer price $55,000

Occupancy floor 43%

Sensitivity live

Price	-10% $670	-5% $654	+0% $639	+5% $623	+10% $608
Rent	-10% $541	-5% $590	+0% $639	+5% $688	+10% $736
Rate	-1.0pp $666	-0.5pp $653	base $639	+0.5pp $624	+1.0pp $610

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
618 N Hall St Unit A Webb City, MO	3.0	2.0	1250	$1,400	$1.12	23d	1	0.15mi
208 N Webb St Webb City, MO	1.0	1.0	700	$1,100	$1.57	45d	1	0.20mi
316 S Pennsylvania Ave Unit 1 Webb City, MO	1.0	1.0	700	$700	$1.00	45d	1	0.56mi
1302 N Main Street Rd Webb City, MO	1.0–2.0	1.0–2.0	750	$895	$1.19	23d	2	0.76mi
737 N Oak St Webb City, MO	3.0	2.0	1180	$1,400	$1.19	45d	1	0.94mi
313 N Kentucky St Carterville, MO	2.0	1.0	750	$725	$0.97	23d	1	0.95mi
705 N Washington St Carterville, MO	3.0	2.0	1180	$1,400	$1.19	23d	1	0.97mi
1407 S Jefferson Ave Webb City, MO	3.0	2.0	1424	$1,650	$1.16	45d	1	1.32mi
1411 S Jefferson Ave Webb City, MO	3.0	2.0	1424	$1,650	$1.16	45d	1	1.32mi
1301 S Jefferson St Webb City, MO	3.0	2.0	1424	$1,650	$1.16	45d	1	1.32mi
1524 Brewster Ln Webb City, MO	3.0	2.0	1310	$1,450	$1.11	45d	1	1.41mi

Listing history 9 events

1. 2026-06-22
   days on market $55,000 Active 11 DOM
2. 2026-06-19
   days on market $55,000 Active 9 DOM
3. 2026-06-18
   days on market $55,000 Active 8 DOM
4. 2026-06-17
   days on market $55,000 Active 7 DOM
5. 2026-06-16
   days on market $55,000 Active 6 DOM
6. 2026-06-15
   days on market $55,000 Active 5 DOM
7. 2026-06-14
   days on market $55,000 Active 3 DOM
8. 2026-06-13
   remarks 650-char remark
9. 2026-06-13
   listed $55,000 Active 2 DOM

ⓘ 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: $327 · $27/mo
• Projected year-2 tax: $534 · $44/mo
• Expected delta: +$206/yr (+$17/mo · 63.1%)

ⓘ 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: $14,845
• − Mortgage interest: −$3,081
• − Property taxes: −$327
• − Insurance: −$275
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$1,600
• Taxable income: $7,187
• Est. tax owed @ 24.0%: −$1,725
• After-tax cash flow: $5,940/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

3 events — show timeline

• 2026-06-10 Listed $55,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-26 Sold (Public Records) — Public Records
• 1981-11-06 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $327 · +3.5% YoY. Source: county tax records.