1222 W Daugherty St · Webb City, MO 64870

$219,900

4 bd · 2.0 ba · 2,135 sqft · Other · 51 Days on market

Built 1940 7,500 sqft lot $103/sqft · 10% below area Est $244k · 10% under

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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).

• ARV discount +12.0/15.0
• Cash flow +11.8/30.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• DSCR +3.5/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Abundant Charm and Character throughout. Completely remodeled and updated. Fantastic refinished hardwoods throughout. Entry foyer with original pocket doors. Living room with ornamental fireplace and built in book cases. Formal dining room. Remodeled kitchen with new cabinets, high definition counter tops, tile back splash and stainless front Kenmore appliances including refrigerator. Main floor master suite with new bathroom that includes new custom cabinets, onyx countertop, and 3x5 custom polystone walk in shower. Upstairs 3 bedrooms and remodeled bath with custom cabinets and onyx countertop. New Pex plumbing throughout. New hot water heater and Delta plumbing fixtures. New Low E Argon filled windows. New insulation blown in attic, entire interior and exterior repainted metal siding, new heat/air duct work. New upstairs heat/air unit, downstairs unit upgraded, most electrical updated, updated light fixtures, new roof on house and new roof on detached garage - Tamko Heritage shingles, new garage doors and openers, plus much more!

Key facts

• Newer roof
• 7,500 sq ft lot
• 2 garage spots

Tags

• NEWER ROOF
• BRAND NEW HVAC SYSTEM
• WEBB CITY SCHOOL DISTRICT

Property features AI

Exterior

• Parking: 2-car garage; RV parking; 2-car detached garage
• Utilities: Electricity available; Public sewer
• Home design: Single-family residence; Freestanding; Residential property
• Construction: Vinyl siding; Block foundation; Shingle roof; Built area above grade: 2,135
• Exterior features: Front porch; Chain link fence

Interior

• Kitchen: Electric range; Microwave; Dishwasher
• Bedrooms: Total rooms: 7
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central heating; Cooling (central)
• Interior features: Walk-in closets; Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $220k.

Deal economics

• At list price, monthly cash flow is $-59 ($-706/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (27.7% below list).
• Recommended offer: $159k (27.7% below list) — sets the bar for 1% rule.

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 Middle (math 53% / reading 55%, grade B-, #46 of 391 statewide, top 12%, 696 students, 47% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 1940 — 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 $159,001 (27.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.15%
• DSCR: 0.95
• GRM: 11.5

CMA / ARV

• ARV (median comp): $244,271
• List price: $219,900
• Delta: -9.98%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.49% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.35×
• Total profit: $-40,297
• Equity at exit: $32,788

10-year hold

• IRR: -12.2%
• Equity multiple: 0.29×
• Total profit: $-43,629
• Equity at exit: $19,013

Cash invested: $61,572 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,590 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$70 /mo · $842/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $-59

Break-even live

Break-even rent $1,665

Max offer price $209,499

Occupancy floor 99%

Sensitivity live

Price	-10% $66	-5% $3	+0% $-59	+5% $-121	+10% $-183
Rent	-10% $-184	-5% $-122	+0% $-59	+5% $4	+10% $67
Rate	-1.0pp $52	-0.5pp $-3	base $-59	+0.5pp $-116	+1.0pp $-174

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1405 W Aylor St Webb City, MO	4.0	2.0	1460	$1,450	$0.99	45d	1	0.33mi
214 S Tom St Webb City, MO	3.0	2.0	1556	$1,400	$0.90	23d	1	0.92mi
1411 S Jefferson Ave Webb City, MO	3.0	2.0	1424	$1,650	$1.16	45d	1	1.08mi
1407 S Jefferson Ave Webb City, MO	3.0	2.0	1424	$1,650	$1.16	45d	1	1.08mi
1301 S Jefferson St Webb City, MO	3.0	2.0	1424	$1,650	$1.16	45d	1	1.10mi
612 Easton Unit B Webb City, MO	3.0	2.0	1560	$1,300	$0.83	23d	1	1.14mi

Listing history 26 events

1. 2026-06-22
   days on market $219,900 Active 51 DOM
2. 2026-06-19
   days on market $219,900 Active 49 DOM
3. 2026-06-18
   days on market $219,900 Active 48 DOM
4. 2026-06-17
   days on market $219,900 Active 47 DOM
5. 2026-06-16
   days on market $219,900 Active 46 DOM
6. 2026-06-15
   days on market $219,900 Active 45 DOM
7. 2026-06-14
   days on market $219,900 Active 43 DOM
8. 2026-06-13
   days on market $219,900 Active 42 DOM
9. 2026-06-10
   days on market $219,900 Active 40 DOM
10. 2026-06-09
    days on market $219,900 Active 39 DOM
11. 2026-06-08
    days on market $219,900 Active 38 DOM
12. 2026-06-07
    days on market $219,900 Active 37 DOM
13. 2026-06-05
    days on market $219,900 Active 34 DOM
14. 2026-06-02
    days on market $219,900 Active 32 DOM
15. 2026-06-01
    days on market $219,900 Active 31 DOM
16. 2026-05-31
    days on market $219,900 Active 30 DOM
17. 2026-05-30
    days on market $219,900 Active 29 DOM
18. 2026-05-15
    price $219,900 770-char remark
19. 2026-05-01
    listed $228,900 Active 770-char remark
20. 2019-12-12
    soldstatus
21. 2018-05-24
    soldstatus 1048-char remark

    Show marketing remark (226 chars)

    Abundant Charm and Character throughout. New Pex plumbing throughout. New hot water heater and Delta plumbing fixtures. New Low E Argon filled windows. New insulation blown in attic, entire interior and exterior repainted, met

22. 2018-05-24
    soldstatus

    Show marketing remark (226 chars)

    Abundant Charm and Character throughout. New Pex plumbing throughout. New hot water heater and Delta plumbing fixtures. New Low E Argon filled windows. New insulation blown in attic, entire interior and exterior repainted, met

23. 2018-05-24
    soldstatus

    Show marketing remark (226 chars)

    Abundant Charm and Character throughout. New Pex plumbing throughout. New hot water heater and Delta plumbing fixtures. New Low E Argon filled windows. New insulation blown in attic, entire interior and exterior repainted, met

24. 2017-07-31
    listed $139,900 1048-char remark

    Show marketing remark (226 chars)

    Abundant Charm and Character throughout. New Pex plumbing throughout. New hot water heater and Delta plumbing fixtures. New Low E Argon filled windows. New insulation blown in attic, entire interior and exterior repainted, met

25. 2017-07-31
    listed $139,900

    Show marketing remark (226 chars)

    Abundant Charm and Character throughout. New Pex plumbing throughout. New hot water heater and Delta plumbing fixtures. New Low E Argon filled windows. New insulation blown in attic, entire interior and exterior repainted, met

26. 1995-07-06
    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: $842 · $70/mo
• Projected year-2 tax: $2,133 · $178/mo
• Expected delta: +$1,291/yr (+$108/mo · 153.3%)

ⓘ 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: $19,080
• − Mortgage interest: −$12,318
• − Property taxes: −$842
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$6,397
• Taxable loss: −$4,629
• Est. tax savings @ 24.0%: +$1,111
• After-tax cash flow: $405/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

+57.2% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $219,900 OGAR
• 2026-05-01 Listed $228,900 OGAR
• 2019-12-12 Sold (Public Records) — Public Records
• 2018-05-24 Sold (Public Records) — Public Records
• 2018-05-24 Sold (MLS) — SOMO
• 2018-05-24 Sold (MLS) — OGAR
• 2017-07-31 Listed $139,900 SOMO
• 2017-07-31 Listed $139,900 OGAR
• 1995-07-06 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $842 · +12.3% YoY. Source: county tax records.