625 Webb St · Duenweg, MO 64841

$184,953

3 bd · 2.0 ba · 1,350 sqft · Other · 20 Days on market

Built 1960 0.33 ac lot

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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).

• Cash flow +13.5/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.1/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Call this Cute Large Corner Lot with a 3 Bedroom 2 Bath Large Backyard with Carport and storage shed, Home. Has nice large deck on the front and the back. EASY to see yourself living here. Small town living at it's best! But yet close to Joplin and Carthage and easy access to I49.

Key facts

• 0.33 acre lot
• Built 1960
• Listed 20 days

Property features AI

Exterior

• Parking: 1-car drive-under parking
• Utilities: Public sewer
• Home design: Single-family residence (freestanding)
• Construction: Aluminum siding; Composition roof; Built as a residence (1,350 above-grade finished area)
• Exterior features: Covered porch; Chain link fencing; Corner lot; Storage structure on site

Interior

• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Has cooling
• Interior features: Laminate and wood flooring; No fireplace; 9 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $185k.

Deal economics

• At list price, monthly cash flow is $6 ($76/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 $143k (22.7% below list).
• Recommended offer: $143k (22.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#377 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Joplin Schools (urban): math 30% / reading 39% proficiency, ranked #231 of 324 in MO (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Soaring Heights Elem. (math 17% / reading 22%, grade F, #941 of 1,115 statewide, top 86%, 407 students, 56% FRL); East Middle (math 22% / reading 40%, grade F, #279 of 391 statewide, top 72%, 597 students, 66% FRL); Joplin High (math 32% / reading 46%, grade F, #287 of 521 statewide, top 55%, 2,233 students, 50% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 66 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

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

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 $142,963 (22.7% below list)

Questions for the listing agent

1. Built in 1960 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 0.77% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 10.8

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: 7.6%
• Equity multiple: 1.44×
• Total profit: $22,609
• Equity at exit: $83,163

10-year hold

• IRR: 10.3%
• Equity multiple: 2.54×
• Total profit: $79,850
• Equity at exit: $128,164

Cash invested: $51,787 (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 64841

• Active inventory: 66
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,430 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$76 /mo · $913/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $6

Break-even live

Break-even rent $1,422

Max offer price $184,953

Occupancy floor 95%

Sensitivity live

Price	-10% $111	-5% $59	+0% $6	+5% $-46	+10% $-98
Rent	-10% $-107	-5% $-50	+0% $6	+5% $63	+10% $119
Rate	-1.0pp $99	-0.5pp $53	base $6	+0.5pp $-42	+1.0pp $-90

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: $46,238
• Closing costs: $5,549
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
332 Alex Jordan Dr Duenweg, MO	3.0	2.0	1445	$1,350	$0.93	22d	1	0.87mi
119 Eagle Edge Dr Duenweg, MO	3.0	2.0	1200	$1,550	$1.29	22d	1	0.92mi
506 Alex Jordan Dr Duenweg, MO	3.0	2.0	1445	$1,399	$0.97	22d	1	0.94mi

Listing history 17 events

1. 2026-06-21
   days on market $184,953 Active 20 DOM
2. 2026-06-19
   days on market $184,953 Active 18 DOM
3. 2026-06-18
   days on market $184,953 Active 17 DOM
4. 2026-06-17
   days on market $184,953 Active 16 DOM
5. 2026-06-16
   days on market $184,953 Active 15 DOM
6. 2026-06-15
   days on market $184,953 Active 14 DOM
7. 2026-06-14
   days on market $184,953 Active 12 DOM
8. 2026-06-13
   days on market $184,953 Active 11 DOM
9. 2026-06-10
   days on market $184,953 Active 9 DOM
10. 2026-06-09
    days on market $184,953 Active 8 DOM
11. 2026-06-08
    days on market $184,953 Active 7 DOM
12. 2026-06-07
    days on market $184,953 Active 6 DOM
13. 2026-06-05
    remarks 281-char remark
14. 2026-06-05
    days on market $184,953 Active 3 DOM
15. 2026-06-03
    days on market $184,953 Active 2 DOM
16. 2026-06-02
    remarks 21-char remark
17. 2026-06-02
    listed $184,953 Active 1 DOM

ⓘ 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: $913 · $76/mo
• Projected year-2 tax: $1,794 · $150/mo
• Expected delta: +$881/yr (+$73/mo · 96.4%)

ⓘ 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 3/10 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: $17,156
• − Mortgage interest: −$10,360
• − Property taxes: −$913
• − Insurance: −$925
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$5,380
• Taxable loss: −$3,168
• Est. tax savings @ 24.0%: +$760
• After-tax cash flow: $836/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: Joplin Schools
• NCES district ID: 2916350
• Math proficiency: 30% ▼ -3.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $38,648
• Composite: 28.82/100
• National rank: #6657
• State rank: #231 of 324 in MO

Livability — Duenweg

• Score: 62/100
• State rank: #377
• US rank: #16618

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Duenweg, MO
• City population: 1,326
• Population (ZIP): 1,326

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 (84%)
• Race & ethnicity: White 84% Two or more races 11% Hispanic / Latino 7% Asian 2% Black 1%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Italian 4% Romanian 3% Slovak 2%
• Foreign-born: 2%
• Languages at home: 95% English-only · Spanish 4% Other Asian/Pacific 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: —
• Current HPI: —
• 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

3 events — show timeline

• 2026-06-01 Listed $184,953 OGAR
• 2011-07-27 Sold (Public Records) — Public Records
• 2005-05-10 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $913 · +20.4% YoY. Source: county tax records.