718 Gibson Ave · Neosho, MO 64850

$124,999

2 bd · 1.0 ba · 840 sqft · Other public records · 4 Days on market

Built 1955

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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 +15.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-Bedroom Home on Gibson Street Discover your dream home on a tranquil, quiet street. This 2-bedroom, 1-bath gem offers a spacious, level backyard perfect for outdoor activities and relaxation. Enjoy the convenience of a carport and the peace of mind that comes with being situated outside of the floodplain. Key Features: - Large, level backyard - Carport - Quiet street - Not in a floodplain - Abundant natural light throughout. This home is believed to be eligible for all government loan programs, making it an excellent opportunity for a primary residence. Don't miss out on this charming property!

Key facts

• Convenient carport
• Parking
• Built 1955

Tags

• SPACIOUS LEVEL BACKYARD
• CONVENIENT CARPORT

Property features AI

Exterior

• Parking: Carport (1 space); Driveway
• Utilities: Public sewer
• Home design: Single-family residence, freestanding; Residential property
• Construction: Vinyl siding; Block foundation
• Exterior features: Metal roof; Storage structure on property; Level topography; Cleared lot

Interior

• Kitchen: Cooktop; Refrigerator; Dishwasher
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central heating; Has cooling
• Interior features: Cooktop, Refrigerator, Dishwasher; Wood flooring; Four total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $44 ($531/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 $100k (20.0% below list).
• Recommended offer: $100k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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); Neosho High (math 21% / reading 57%, grade F, #287 of 521 statewide, top 55%, 1,491 students, 48% FRL).
• Market conditions: 202 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $864 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 12y 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 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000 (20.0% below list)

Questions for the listing agent

1. Built in 1955 — 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 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?
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: 0.80% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.52%
• DSCR: 1.07
• GRM: 10.4

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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-17,493
• Equity at exit: $18,638

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-11,835
• Equity at exit: $10,808

Cash invested: $35,000 (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 64850

• Home prices YoY: -5.1%
• Active inventory: 202
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$38 /mo · $458/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $44

Break-even live

Break-even rent $944

Max offer price $124,999

Occupancy floor 91%

Sensitivity live

Price	-10% $115	-5% $80	+0% $44	+5% $9	+10% $-26
Rent	-10% $-35	-5% $5	+0% $44	+5% $84	+10% $123
Rate	-1.0pp $107	-0.5pp $76	base $44	+0.5pp $12	+1.0pp $-21

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 W Hill St Neosho, MO	2.0	1.0	900	$1,000	$1.11	45d	1	0.59mi

Listing history 18 events

1. 2026-06-02
   status $124,999 Pending 4 DOM
2. 2026-06-01
   days on market $124,999 Active 4 DOM
3. 2026-05-31
   days on market $124,999 Active 3 DOM
4. 2026-05-30
   days on market $124,999 Active 2 DOM
5. 2026-05-28
   listed $124,999 Active
6. 2024-09-17
   soldstatus
7. 2024-09-16
   soldstatus Closed 620-char remark

   Show marketing remark (612 chars)

   Charming 2-Bedroom Home on Gibson Street Discover your dream home on a tranquil, quiet street. This 2-bedroom, 1-bath gem offers a spacious, level backyard perfect for outdoor activities and relaxation. Enjoy the convenience of a carport and the peace of mind that comes with being situated outside of the floodplain. Key Features: - Large, level backyard - Carport - Quiet street - Not in a floodplain - Abundant natural light throughout. This home is believed to be eligible for all government loan programs, making it an excellent opportunity for a primary residence. Don't miss out on this charming property!

8. 2024-09-16
   soldstatus Closed 612-char remark

   Show marketing remark (612 chars)

   Charming 2-Bedroom Home on Gibson Street Discover your dream home on a tranquil, quiet street. This 2-bedroom, 1-bath gem offers a spacious, level backyard perfect for outdoor activities and relaxation. Enjoy the convenience of a carport and the peace of mind that comes with being situated outside of the floodplain. Key Features: - Large, level backyard - Carport - Quiet street - Not in a floodplain - Abundant natural light throughout. This home is believed to be eligible for all government loan programs, making it an excellent opportunity for a primary residence. Don't miss out on this charming property!

9. 2024-08-01
   status Pending 620-char remark

   Show marketing remark (612 chars)

   Charming 2-Bedroom Home on Gibson Street Discover your dream home on a tranquil, quiet street. This 2-bedroom, 1-bath gem offers a spacious, level backyard perfect for outdoor activities and relaxation. Enjoy the convenience of a carport and the peace of mind that comes with being situated outside of the floodplain. Key Features: - Large, level backyard - Carport - Quiet street - Not in a floodplain - Abundant natural light throughout. This home is believed to be eligible for all government loan programs, making it an excellent opportunity for a primary residence. Don't miss out on this charming property!

10. 2024-08-01
    status Pending 612-char remark

    Show marketing remark (612 chars)

    Charming 2-Bedroom Home on Gibson Street Discover your dream home on a tranquil, quiet street. This 2-bedroom, 1-bath gem offers a spacious, level backyard perfect for outdoor activities and relaxation. Enjoy the convenience of a carport and the peace of mind that comes with being situated outside of the floodplain. Key Features: - Large, level backyard - Carport - Quiet street - Not in a floodplain - Abundant natural light throughout. This home is believed to be eligible for all government loan programs, making it an excellent opportunity for a primary residence. Don't miss out on this charming property!

11. 2024-06-07
    listed $115,000 Active 620-char remark

    Show marketing remark (612 chars)

    Charming 2-Bedroom Home on Gibson Street Discover your dream home on a tranquil, quiet street. This 2-bedroom, 1-bath gem offers a spacious, level backyard perfect for outdoor activities and relaxation. Enjoy the convenience of a carport and the peace of mind that comes with being situated outside of the floodplain. Key Features: - Large, level backyard - Carport - Quiet street - Not in a floodplain - Abundant natural light throughout. This home is believed to be eligible for all government loan programs, making it an excellent opportunity for a primary residence. Don't miss out on this charming property!

12. 2024-06-07
    listed $115,000 Active 612-char remark

    Show marketing remark (612 chars)

    Charming 2-Bedroom Home on Gibson Street Discover your dream home on a tranquil, quiet street. This 2-bedroom, 1-bath gem offers a spacious, level backyard perfect for outdoor activities and relaxation. Enjoy the convenience of a carport and the peace of mind that comes with being situated outside of the floodplain. Key Features: - Large, level backyard - Carport - Quiet street - Not in a floodplain - Abundant natural light throughout. This home is believed to be eligible for all government loan programs, making it an excellent opportunity for a primary residence. Don't miss out on this charming property!

13. 2024-04-30
    price $114,999
14. 2024-04-08
    listed $115,000 Active
15. 2024-04-08
    listed $115,000 Active
16. 2014-06-27
    soldstatus
17. 2014-06-25
    soldstatus
18. 2014-06-13
    listed $20,000

ⓘ 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: $458 · $38/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$755/yr (+$63/mo · 165.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $12,000
• − Mortgage interest: −$7,002
• − Property taxes: −$458
• − Insurance: −$625
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$3,636
• Taxable loss: −$1,641
• Est. tax savings @ 24.0%: +$394
• After-tax cash flow: $925/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

+525.0% since first listed

14 events — show timeline

• 2026-05-28 Listed $124,999 OGAR
• 2024-09-17 Sold (Public Records) — Public Records
• 2024-09-16 Sold (MLS) — SOMO
• 2024-09-16 Sold (MLS) — OGAR
• 2024-08-01 Pending — OGAR
• 2024-08-01 Pending — SOMO
• 2024-06-07 Listed $115,000 SOMO
• 2024-06-07 Listed $115,000 OGAR
• 2024-04-30 Price Changed $114,999 OGAR
• 2024-04-08 Listed $115,000 SOMO
• 2024-04-08 Listed $115,000 OGAR
• 2014-06-27 Sold (Public Records) — Public Records
• 2014-06-25 Sold (MLS) — OGAR
• 2014-06-13 Listed $20,000 OGAR

Property tax history

+3.1%/yr

Latest (2025): $458 · +4.2% YoY. Source: county tax records.