514 W 4th St · Webb City, MO 64870

$139,900

2 bd · 1.0 ba · 1,531 sqft · Other · 53 Days on market

Built 1905 6,250 sqft lot $91/sqft · 18% below area Est $170k · 18% under

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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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.1/10.0
• 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

This 2 bedroom Craftsman Bungalow has 10 ft ceilings and features many charming details including an eat-in kitchen, original hardwoods and an enclosed front porch. The roof, central air, hot water heater and gutters have all been updated within the last two years. This is a must see if you are looking for Webb City schools. This home is zoned commercially and assessed residentially so that means you can use it for either purpose. There is also alley access for off street parking with a garage as well as a FULL unfinished basement that is Dry. Come check this home up to get the full effect of what it has to offer. There are so many possibilities.

Key facts

• Newer roof
• Interior paint
• Ceramic tile

Tags

• INTERIOR PAINT
• CERAMIC TILE
• NEWER ROOF

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Cable available; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Composition roof
• Exterior features: Covered, enclosed patio/porch; Patio; Porch; Lot dimensions approximately 50 x 125

Interior

• Kitchen: Eat-in kitchen
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric heating; Ceiling fans for cooling
• Interior features: Ceiling fans; Eat-in kitchen; 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.

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).
• Market conditions: Rents rising (+2.5%/yr); 122 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1905 — 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 $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.01% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.30%
• DSCR: 1.37
• GRM: 8.3

CMA / ARV

• ARV (median comp): $170,260
• List price: $139,900
• Delta: -17.83%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-6,191
• Equity at exit: $20,860

10-year hold

• IRR: 4.9%
• Equity multiple: 1.35×
• Total profit: $13,678
• Equity at exit: $12,096

Cash invested: $39,172 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,410 high
• Mortgage (P&I): −$734
• Tax from tax record: −$51 /mo · $610/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $271

Break-even live

Break-even rent $1,067

Max offer price $139,900

Occupancy floor 76%

Sensitivity live

Price	-10% $350	-5% $310	+0% $271	+5% $231	+10% $192
Rent	-10% $160	-5% $215	+0% $271	+5% $327	+10% $382
Rate	-1.0pp $341	-0.5pp $306	base $271	+0.5pp $235	+1.0pp $198

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 S Tom St Webb City, MO	3.0	2.0	1556	$1,400	$0.90	22d	1	0.35mi
1407 S Jefferson Ave Webb City, MO	3.0	2.0	1424	$1,650	$1.16	45d	1	0.65mi
1411 S Jefferson Ave Webb City, MO	3.0	2.0	1424	$1,650	$1.16	45d	1	0.65mi
1301 S Jefferson St Webb City, MO	3.0	2.0	1424	$1,650	$1.16	45d	1	0.65mi
612 Easton Unit B Webb City, MO	3.0	2.0	1560	$1,300	$0.83	22d	1	0.80mi
618 N Hall St Unit A Webb City, MO	3.0	2.0	1250	$1,400	$1.12	22d	1	0.80mi
1524 Brewster Ln Webb City, MO	3.0	2.0	1310	$1,450	$1.11	45d	1	0.83mi
1606 S Oronogo St Webb City, MO	3.0	1.0	1200	$1,200	$1.00	45d	1	0.89mi
1613 S Oronogo St Webb City, MO	3.0	2.0	1310	$1,400	$1.07	45d	1	0.93mi
737 N Oak St Webb City, MO	3.0	2.0	1180	$1,400	$1.19	45d	1	1.01mi

Listing history 21 events

1. 2026-06-19
   days on market $139,900 Active 53 DOM
2. 2026-06-18
   days on market $139,900 Active 52 DOM
3. 2026-06-17
   days on market $139,900 Active 51 DOM
4. 2026-06-16
   days on market $139,900 Active 50 DOM
5. 2026-06-15
   days on market $139,900 Active 49 DOM
6. 2026-06-14
   days on market $139,900 Active 47 DOM
7. 2026-06-13
   days on market $139,900 Active 46 DOM
8. 2026-06-10
   days on market $139,900 Active 44 DOM
9. 2026-06-09
   days on market $139,900 Active 43 DOM
10. 2026-06-08
    days on market $139,900 Active 42 DOM
11. 2026-06-07
    days on market $139,900 Active 41 DOM
12. 2026-06-05
    days on market $139,900 Active 38 DOM
13. 2026-06-02
    days on market $139,900 Active 36 DOM
14. 2026-06-01
    pricedays on market $139,900 Active 35 DOM
15. 2026-05-31
    days on market $149,900 Active 34 DOM
16. 2026-05-30
    days on market $149,900 Active 33 DOM
17. 2026-04-27
    listed $149,900 Active 657-char remark
18. 2022-01-04
    soldstatus
19. 2021-12-17
    soldstatus Closed 654-char remark

    Show marketing remark (654 chars)

    This 2 bedroom Craftsman Bungalow has 10 ft ceilings and features many charming details including an eat-in kitchen, original hardwoods and an enclosed front porch. The roof, central air, hot water heater and gutters have all been updated within the last two years. This is a must see if you are looking for Webb City schools. This home is zoned commercially and assessed residentially so that means you can use it for either purpose. There is also alley access for off street parking with a garage as well as a FULL unfinished basement that is Dry. Come check this home up to get the full effect of what it has to offer. There are so many possibilities.

20. 2021-11-06
    listed $86,900 654-char remark

    Show marketing remark (654 chars)

    This 2 bedroom Craftsman Bungalow has 10 ft ceilings and features many charming details including an eat-in kitchen, original hardwoods and an enclosed front porch. The roof, central air, hot water heater and gutters have all been updated within the last two years. This is a must see if you are looking for Webb City schools. This home is zoned commercially and assessed residentially so that means you can use it for either purpose. There is also alley access for off street parking with a garage as well as a FULL unfinished basement that is Dry. Come check this home up to get the full effect of what it has to offer. There are so many possibilities.

21. 1999-09-21
    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: $610 · $51/mo
• Projected year-2 tax: $1,357 · $113/mo
• Expected delta: +$747/yr (+$62/mo · 122.3%)

ⓘ 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: $16,917
• − Mortgage interest: −$7,837
• − Property taxes: −$610
• − Insurance: −$700
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$4,070
• Taxable income: $994
• Est. tax owed @ 24.0%: −$239
• After-tax cash flow: $3,012/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

+61.0% since first listed

6 events — show timeline

• 2026-06-01 Price Changed $139,900 OGAR
• 2026-04-27 Listed $149,900 OGAR
• 2022-01-04 Sold (Public Records) — Public Records
• 2021-12-17 Sold (MLS) — OGAR
• 2021-11-06 Listed $86,900 OGAR
• 1999-09-21 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $610 · +11.9% YoY. Source: county tax records.