407 N Cass St · Carterville, MO 64835

$120,000

3 bd · 1.5 ba · 1,169 sqft · Other · 3 Days on market

Built 1970

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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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Schools +4.8/10.0
• 1% rule +4.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great small home in Carterville, great sized lot with mature trees. Would make a great starter home or investment property.

Key facts

• Garage
• Built 1970
• Listed 3 days

Property features AI

Exterior

• Parking: Attached 1-car garage; Additional 1 parking space
• Utilities: Public sewer
• Home design: Single-family residence; Residential property; Single family - freestanding
• Construction: Vinyl siding exterior; Block foundation; Composition roof; Built area above grade: 1,169
• Exterior features: Deck; Front porch; Landscaped lot

Interior

• Kitchen: Electric range; Cooktop
• Bedrooms: Total of 7 rooms (includes living spaces and bedrooms)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central electric heating; Has cooling
• Interior features: Electric range and cooktop; No fireplace; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/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 $115k (4.0% below list).
• Recommended offer: $115k (4.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#90 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment 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: 21 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $115,233 (4.0% below list)

Questions for the listing agent

1. Built in 1970 — 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. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 8.18%
• Cash-on-cash: 6.75%
• DSCR: 1.30
• GRM: 8.7

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-7,451
• Equity at exit: $17,892

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $8,821
• Equity at exit: $10,375

Cash invested: $33,600 (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 64835

• Home prices YoY: -7.8%
• Active inventory: 21
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,152 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$42 /mo · $503/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $189

Break-even live

Break-even rent $913

Max offer price $120,000

Occupancy floor 79%

Sensitivity live

Price	-10% $257	-5% $223	+0% $189	+5% $155	+10% $121
Rent	-10% $98	-5% $144	+0% $189	+5% $235	+10% $280
Rate	-1.0pp $250	-0.5pp $220	base $189	+0.5pp $158	+1.0pp $126

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 N Kentucky St Carterville, MO	2.0	1.0	750	$725	$0.97	22d	1	0.44mi
705 N Washington St Carterville, MO	3.0	2.0	1180	$1,400	$1.19	22d	1	0.54mi
618 N Hall St Unit A Webb City, MO	3.0	2.0	1250	$1,400	$1.12	22d	1	1.39mi

Listing history 5 events

1. 2026-05-04
   status Pending 123-char remark

   Show marketing remark (123 chars)

   Great small home in Carterville, great sized lot with mature trees. Would make a great starter home or investment property.

2. 2026-05-04
   status Pending 128-char remark

   Show marketing remark (123 chars)

   Great small home in Carterville, great sized lot with mature trees. Would make a great starter home or investment property.

3. 2026-05-01
   listed $120,000 Active 123-char remark

   Show marketing remark (123 chars)

   Great small home in Carterville, great sized lot with mature trees. Would make a great starter home or investment property.

4. 2026-05-01
   listed $120,000 Active 128-char remark

   Show marketing remark (123 chars)

   Great small home in Carterville, great sized lot with mature trees. Would make a great starter home or investment property.

5. 1975-02-05
   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: $503 · $42/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$661/yr (+$55/mo · 131.2%)

ⓘ 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 ≥107°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: $13,828
• − Mortgage interest: −$6,722
• − Property taxes: −$503
• − Insurance: −$600
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$3,491
• Taxable income: $299
• Est. tax owed @ 24.0%: −$72
• After-tax cash flow: $2,197/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 — Carterville

• Score: 72/100
• State rank: #90
• US rank: #6139

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment F Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carterville, MO
• City population: 1,978
• Population (ZIP): 1,978

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 (83%)
• Race & ethnicity: White 83% Two or more races 12% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Italian 2% Lithuanian 1% Iranian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -16.03%
• Current HPI: 189.2
• 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

+0.0% since first listed

8 events — show timeline

• 2026-06-10 Sold (MLS) — OGAR
• 2026-06-09 Sold (Public Records) — Public Records
• 2026-06-09 Sold (MLS) — SOMO
• 2026-05-04 Pending — SOMO
• 2026-05-04 Pending — OGAR
• 2026-05-01 Listed $120,000 SOMO
• 2026-05-01 Listed $120,000 OGAR
• 1975-02-05 Sold (Public Records) — Public Records

Property tax history

-0.8%/yr

Latest (2025): $503 · +1.3% YoY. Source: county tax records.