618 S Hall St · Webb City, MO 64870

$59,919

3 bd · 2.0 ba · 1,056 sqft · Other

Built 1990 4,792 sqft lot

---

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 MLS

Cute 3 bedroom 2 bath home within walking distance of Webb City's Farmers Market and King Jack Park. Possible FHA financing. Priced to sell! Call today!

Key facts

• 4,792 sq ft lot
• Built 1990

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $787 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).

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); Webb City High (math 30% / reading 59%, grade F, #179 of 521 statewide, top 39%, 1,349 students, 40% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: Rents rising (+2.5%/yr); 122 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% 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 $414 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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

• 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 $59,919

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 2.42% ✓
• Cap rate: 22.06%
• Cash-on-cash: 56.31%
• DSCR: 3.51
• GRM: 3.4

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: 54.1%
• Equity multiple: 3.36×
• Total profit: $39,677
• Equity at exit: $8,934

10-year hold

• IRR: 59.1%
• Equity multiple: 6.73×
• Total profit: $96,056
• Equity at exit: $5,181

Cash invested: $16,777 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,449 high
• Mortgage (P&I): −$314
• Tax from tax record: −$19 /mo · $223/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $787

Break-even live

Break-even rent $453

Max offer price $59,919

Occupancy floor 41%

Sensitivity live

Price	-10% $821	-5% $804	+0% $787	+5% $770	+10% $753
Rent	-10% $673	-5% $730	+0% $787	+5% $844	+10% $902
Rate	-1.0pp $817	-0.5pp $802	base $787	+0.5pp $772	+1.0pp $756

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: $14,980
• Closing costs: $1,798
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1524 Brewster Ln Webb City, MO	3.0	2.0	1310	$1,450	$1.11	44d	1	0.67mi
1301 S Jefferson St Webb City, MO	3.0	2.0	1424	$1,650	$1.16	44d	1	0.73mi
1407 S Jefferson Ave Webb City, MO	3.0	2.0	1424	$1,650	$1.16	44d	1	0.73mi
1411 S Jefferson Ave Webb City, MO	3.0	2.0	1424	$1,650	$1.16	44d	1	0.73mi
1606 S Oronogo St Webb City, MO	3.0	1.0	1200	$1,200	$1.00	44d	1	0.83mi
1613 S Oronogo St Webb City, MO	3.0	2.0	1310	$1,400	$1.07	44d	1	0.85mi
618 N Hall St Unit A Webb City, MO	3.0	2.0	1250	$1,400	$1.12	22d	1	0.91mi
313 N Kentucky St Carterville, MO	2.0	1.0	750	$725	$0.97	22d	1	1.35mi
737 N Oak St Webb City, MO	3.0	2.0	1180	$1,400	$1.19	44d	1	1.37mi
1405 W Aylor St Webb City, MO	4.0	2.0	1460	$1,450	$0.99	44d	1	1.39mi
705 N Washington St Carterville, MO	3.0	2.0	1180	$1,400	$1.19	22d	1	1.49mi

Listing history 7 events

1. 2018-10-16
   soldstatus
2. 2018-10-12
   soldstatus 152-char remark

   Show marketing remark (152 chars)

   Cute 3 bedroom 2 bath home within walking distance of Webb City's Farmers Market and King Jack Park. Possible FHA financing. Priced to sell! Call today!

3. 2018-07-18
   historical
4. 2018-05-25
   listed $59,919

   Show marketing remark (152 chars)

   Cute 3 bedroom 2 bath home within walking distance of Webb City's Farmers Market and King Jack Park. Possible FHA financing. Priced to sell! Call today!

5. 2018-05-25
   listed $59,919 152-char remark

   Show marketing remark (152 chars)

   Cute 3 bedroom 2 bath home within walking distance of Webb City's Farmers Market and King Jack Park. Possible FHA financing. Priced to sell! Call today!

6. 2010-07-12
   soldstatus
7. 2001-04-05
   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: $223 · $19/mo
• Projected year-2 tax: $581 · $48/mo
• Expected delta: +$359/yr (+$30/mo · 161.2%)

ⓘ 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 ≥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: $17,392
• − Mortgage interest: −$3,356
• − Property taxes: −$223
• − Insurance: −$300
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − Depreciation: −$1,743
• Taxable income: $8,988
• Est. tax owed @ 24.0%: −$2,157
• After-tax cash flow: $7,290/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

+0.0% since first listed

7 events — show timeline

• 2018-10-16 Sold (Public Records) — Public Records
• 2018-10-12 Sold (MLS) — OGAR
• 2018-07-18 Delisted — SOMO
• 2018-05-25 Listed $59,919 SOMO
• 2018-05-25 Listed $59,919 OGAR
• 2010-07-12 Sold (Public Records) — Public Records
• 2001-04-05 Sold (Public Records) — Public Records

Property tax history

-7.8%/yr

Latest (2025): $223 · -4.3% YoY. Source: county tax records.