410 N High St · Neosho, MO 64850

$101,600

2 bd · 2.0 ba · 1,090 sqft · Other public records · 86 Days on market

Built 1900 $93/sqft · 31% below area Est $147k · 31% under ↓ 19% since listing

---

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 +18.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +3.8/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Opportunity to own this single-family home built in 1900 featuring 3 bedrooms and 2 bathrooms. ***SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. ***

Key facts

• Built 1900
• Listed 85 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $102k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/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 $89k (12.3% below list).
• Recommended offer: $89k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: schools D, employment D, amenities 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.
• Market conditions: 199 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $702 of loan paydown is wiped out by about $3k 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

• It's been on market 86 days — a 6% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,072 (12.3% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.09%
• DSCR: 1.18
• GRM: 9.5

CMA / ARV

• ARV (median comp): $147,074
• List price: $101,600
• Delta: -30.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.0%
• Equity multiple: 0.64×
• Total profit: $-10,338
• Equity at exit: $15,149

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,241
• Equity at exit: $8,785

Cash invested: $28,448 (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: 199
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $891 high
• Mortgage (P&I): −$533
• Tax from tax record: −$32 /mo · $380/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $97

Break-even live

Break-even rent $768

Max offer price $101,600

Occupancy floor 84%

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: $25,400
• Closing costs: $3,048
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
316 Wheeler St Neosho, MO	3.0	1.0	1414	$900	$0.64	23d	1	0.16mi
PRV Neosho, MO	3.0	2.0	1408	$760	$0.54	14d	1	0.45mi
320 E Hickory St Neosho, MO	2.0	1.0	1400	$850	$0.61	21d	1	0.62mi
606 W Hill St Neosho, MO	2.0	1.0	900	$1,000	$1.11	43d	1	0.65mi
1229 Reid Rd Neosho, MO	2.0	1.0	973	$1,000	$1.03	23d	1	1.03mi

Listing history 22 events

1. 2026-06-19
   days on market $101,600 Active 86 DOM
2. 2026-06-18
   days on market $101,600 Active 85 DOM
3. 2026-06-17
   days on market $101,600 Active 84 DOM
4. 2026-06-16
   days on market $101,600 Active 83 DOM
5. 2026-06-15
   days on market $101,600 Active 82 DOM
6. 2026-06-14
   days on market $101,600 Active 80 DOM
7. 2026-06-13
   days on market $101,600 Active 79 DOM
8. 2026-06-10
   days on market $101,600 Active 77 DOM
9. 2026-06-09
   days on market $101,600 Active 76 DOM
10. 2026-06-08
    days on market $101,600 Active 75 DOM
11. 2026-06-07
    days on market $101,600 Active 74 DOM
12. 2026-06-05
    days on market $101,600 Active 71 DOM
13. 2026-06-02
    days on market $101,600 Active 69 DOM
14. 2026-06-01
    days on market $101,600 Active 68 DOM
15. 2026-05-31
    days on market $101,600 Active 67 DOM
16. 2026-05-30
    days on market $101,600 Active 66 DOM
17. 2026-03-25
    listed $101,600 Active 314-char remark

    Show marketing remark (314 chars)

    Great Opportunity to own this single-family home built in 1900 featuring 3 bedrooms and 2 bathrooms. ***SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. ***

18. 2022-04-13
    soldstatus 1164-char remark

    Show marketing remark (1164 chars)

    Charming craftsman welcomes you home. The wide front porch sets the perfect scene for coffee, summer naps, and evenings spent chatting with friends. There are hardwood floors throughout the home and a stately decorative fireplace. There are 2 large bedrooms with full on-suite baths, main level laundry, and bonus flex room (no closet) perfect for 3rd bedroom, office, zoom room or playroom featuring ample natural light overlooking the expansive, level backyard. The second side porch opens to a bright, white kitchen with butcher block countertops also overlooks the backyard. The layout is ideal for carrying in groceries and seasonal decor for the entertainer at heart. Vintage details combined with thoughtful updates create an inviting, move-in ready home, one that is full of joy, laughter and wonderful memories. The basement offers lots of storage, easy access to mechanicals and a place to go for storms. Walk to Historic Downtown Neosho for the day followed by star watching and sweet tea at night. Plenty of room for parking, barbecuing, and outdoor games. This historic charmer is sure to find its way into your heart and the hearts of those you love!

19. 2022-04-13
    soldstatus

    Show marketing remark (1164 chars)

    Charming craftsman welcomes you home. The wide front porch sets the perfect scene for coffee, summer naps, and evenings spent chatting with friends. There are hardwood floors throughout the home and a stately decorative fireplace. There are 2 large bedrooms with full on-suite baths, main level laundry, and bonus flex room (no closet) perfect for 3rd bedroom, office, zoom room or playroom featuring ample natural light overlooking the expansive, level backyard. The second side porch opens to a bright, white kitchen with butcher block countertops also overlooks the backyard. The layout is ideal for carrying in groceries and seasonal decor for the entertainer at heart. Vintage details combined with thoughtful updates create an inviting, move-in ready home, one that is full of joy, laughter and wonderful memories. The basement offers lots of storage, easy access to mechanicals and a place to go for storms. Walk to Historic Downtown Neosho for the day followed by star watching and sweet tea at night. Plenty of room for parking, barbecuing, and outdoor games. This historic charmer is sure to find its way into your heart and the hearts of those you love!

20. 2022-04-13
    soldstatus

    Show marketing remark (1164 chars)

    Charming craftsman welcomes you home. The wide front porch sets the perfect scene for coffee, summer naps, and evenings spent chatting with friends. There are hardwood floors throughout the home and a stately decorative fireplace. There are 2 large bedrooms with full on-suite baths, main level laundry, and bonus flex room (no closet) perfect for 3rd bedroom, office, zoom room or playroom featuring ample natural light overlooking the expansive, level backyard. The second side porch opens to a bright, white kitchen with butcher block countertops also overlooks the backyard. The layout is ideal for carrying in groceries and seasonal decor for the entertainer at heart. Vintage details combined with thoughtful updates create an inviting, move-in ready home, one that is full of joy, laughter and wonderful memories. The basement offers lots of storage, easy access to mechanicals and a place to go for storms. Walk to Historic Downtown Neosho for the day followed by star watching and sweet tea at night. Plenty of room for parking, barbecuing, and outdoor games. This historic charmer is sure to find its way into your heart and the hearts of those you love!

21. 2022-03-14
    listed $124,999

    Show marketing remark (1164 chars)

    Charming craftsman welcomes you home. The wide front porch sets the perfect scene for coffee, summer naps, and evenings spent chatting with friends. There are hardwood floors throughout the home and a stately decorative fireplace. There are 2 large bedrooms with full on-suite baths, main level laundry, and bonus flex room (no closet) perfect for 3rd bedroom, office, zoom room or playroom featuring ample natural light overlooking the expansive, level backyard. The second side porch opens to a bright, white kitchen with butcher block countertops also overlooks the backyard. The layout is ideal for carrying in groceries and seasonal decor for the entertainer at heart. Vintage details combined with thoughtful updates create an inviting, move-in ready home, one that is full of joy, laughter and wonderful memories. The basement offers lots of storage, easy access to mechanicals and a place to go for storms. Walk to Historic Downtown Neosho for the day followed by star watching and sweet tea at night. Plenty of room for parking, barbecuing, and outdoor games. This historic charmer is sure to find its way into your heart and the hearts of those you love!

22. 2022-03-14
    listed $124,999 1164-char remark

    Show marketing remark (1164 chars)

    Charming craftsman welcomes you home. The wide front porch sets the perfect scene for coffee, summer naps, and evenings spent chatting with friends. There are hardwood floors throughout the home and a stately decorative fireplace. There are 2 large bedrooms with full on-suite baths, main level laundry, and bonus flex room (no closet) perfect for 3rd bedroom, office, zoom room or playroom featuring ample natural light overlooking the expansive, level backyard. The second side porch opens to a bright, white kitchen with butcher block countertops also overlooks the backyard. The layout is ideal for carrying in groceries and seasonal decor for the entertainer at heart. Vintage details combined with thoughtful updates create an inviting, move-in ready home, one that is full of joy, laughter and wonderful memories. The basement offers lots of storage, easy access to mechanicals and a place to go for storms. Walk to Historic Downtown Neosho for the day followed by star watching and sweet tea at night. Plenty of room for parking, barbecuing, and outdoor games. This historic charmer is sure to find its way into your heart and the hearts of those you love!

ⓘ 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: $380 · $32/mo
• Projected year-2 tax: $986 · $82/mo
• Expected delta: +$606/yr (+$50/mo · 159.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 21 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: $10,689
• − Mortgage interest: −$5,691
• − Property taxes: −$380
• − Insurance: −$508
• − Repairs & maintenance: −$855
• − Management: −$855
• − Depreciation: −$2,956
• Taxable loss: −$556
• Est. tax savings @ 24.0%: +$133
• After-tax cash flow: $1,296/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

-18.7% since first listed

6 events — show timeline

• 2026-03-25 Listed $101,600 MARIS as Distributed by MLS Grid
• 2022-04-13 Sold (Public Records) — Public Records
• 2022-04-13 Sold (MLS) — SOMO
• 2022-04-13 Sold (MLS) — OGAR
• 2022-03-14 Listed $124,999 SOMO
• 2022-03-14 Listed $124,999 OGAR

Property tax history

+3.7%/yr

Latest (2025): $380 · -8.3% YoY. Source: county tax records.