1626 Jefferson Cir · Webb City, MO 64870

$162,900

3 bd · 1.0 ba · 1,300 sqft · Other · 33 Days on market

Built 1960 10,018 sqft lot

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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 +19.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Schools +4.8/10.0
• 1% rule +4.1/10.0
• 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 house. Updated Kitchen, butcher block counter tops with farmer sink. Roof replaced 10 years ago. Updated siding. Walk out Basement. Potential added square feet if you finish the full basement. Pellet stove for added heat. Bedrooms have hardwood floors. Close to shopping.

Key facts

• Galley kitchen
• Newer vinyl windows
• Private fenced yard

Tags

• GALLEY KITCHEN
• STAINLESS STEEL APPLIANCES
• BUTCHER BLOCK COUNTERTOPS
• ORIGINAL HARDWOOD FLOORS
• NEWER VINYL WINDOWS
• PRIVATE FENCED YARD

Property features AI

Finance

• Other: Property listed by NextHome SoMo Life

Exterior

• Parking: Driveway
• Utilities: Public sewer
• Home design: Single-family residence (freestanding); Residential property
• Construction: Vinyl siding and brick exterior; Asphalt shingle roof; Built area above grade: 1,300
• Exterior features: Deck; Privacy fencing; Irr irregular lot dimensions: 35 x 125 x 118 x 149

Interior

• Kitchen: Refrigerator; Double oven; Dishwasher
• Flooring: Carpet; Wood
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Natural gas heating; Cooling present
• Interior features: Refrigerator, Double Oven, Dishwasher; Unfinished basement; Six total rooms; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $163k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/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 $148k (9.3% below list).
• Recommended offer: $148k (9.3% 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: 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $147,773 (9.3% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 0.91% ✗
• Cap rate: 7.69%
• Cash-on-cash: 4.99%
• DSCR: 1.22
• GRM: 9.2

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-15,149
• Equity at exit: $24,289

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-992
• Equity at exit: $14,085

Cash invested: $45,612 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,478 high
• Mortgage (P&I): −$854
• Tax from tax record: −$56 /mo · $669/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $190

Break-even live

Break-even rent $1,238

Max offer price $162,900

Occupancy floor 82%

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: $40,725
• Closing costs: $4,887
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1606 S Oronogo St Webb City, MO	3.0	1.0	1200	$1,200	$1.00	43d	1	0.18mi
1613 S Oronogo St Webb City, MO	3.0	2.0	1310	$1,400	$1.07	43d	1	0.21mi
1301 S Jefferson St Webb City, MO	3.0	2.0	1424	$1,650	$1.16	43d	1	0.31mi
1411 S Jefferson Ave Webb City, MO	3.0	2.0	1424	$1,650	$1.16	43d	1	0.33mi
1407 S Jefferson Ave Webb City, MO	3.0	2.0	1424	$1,650	$1.16	43d	1	0.33mi
1524 Brewster Ln Webb City, MO	3.0	2.0	1310	$1,450	$1.11	43d	1	0.40mi
214 S Tom St Webb City, MO	3.0	2.0	1556	$1,400	$0.90	21d	1	1.23mi

Listing history 22 events

1. 2026-06-19
   days on market $162,900 Active 33 DOM
2. 2026-06-18
   days on market $162,900 Active 32 DOM
3. 2026-06-17
   days on market $162,900 Active 31 DOM
4. 2026-06-16
   days on market $162,900 Active 30 DOM
5. 2026-06-15
   days on market $162,900 Active 29 DOM
6. 2026-06-14
   days on market $162,900 Active 27 DOM
7. 2026-06-13
   days on market $162,900 Active 26 DOM
8. 2026-06-10
   days on market $162,900 Active 24 DOM
9. 2026-06-09
   days on market $162,900 Active 23 DOM
10. 2026-06-08
    days on market $162,900 Active 22 DOM
11. 2026-06-07
    days on market $162,900 Active 21 DOM
12. 2026-06-05
    statusdays on market $162,900 Active 18 DOM
13. 2026-05-16
    status Active
14. 2026-05-14
    historical Active Under Contract
15. 2026-05-14
    status Active
16. 2026-04-22
    status Pending
17. 2026-04-20
    listed $162,900 Active
18. 2016-04-29
    soldstatus 276-char remark

    Show marketing remark (276 chars)

    Cute house. Updated Kitchen, butcher block counter tops with farmer sink. Roof replaced 10 years ago. Updated siding. Walk out Basement. Potential added square feet if you finish the full basement. Pellet stove for added heat. Bedrooms have hardwood floors. Close to shopping.

19. 2016-04-29
    soldstatus

    Show marketing remark (276 chars)

    Cute house. Updated Kitchen, butcher block counter tops with farmer sink. Roof replaced 10 years ago. Updated siding. Walk out Basement. Potential added square feet if you finish the full basement. Pellet stove for added heat. Bedrooms have hardwood floors. Close to shopping.

20. 2016-02-16
    listed $84,900 276-char remark

    Show marketing remark (276 chars)

    Cute house. Updated Kitchen, butcher block counter tops with farmer sink. Roof replaced 10 years ago. Updated siding. Walk out Basement. Potential added square feet if you finish the full basement. Pellet stove for added heat. Bedrooms have hardwood floors. Close to shopping.

21. 2011-07-20
    soldstatus
22. 2004-06-04
    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: $669 · $56/mo
• Projected year-2 tax: $1,580 · $132/mo
• Expected delta: +$911/yr (+$76/mo · 136.2%)

ⓘ 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 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: $17,733
• − Mortgage interest: −$9,125
• − Property taxes: −$669
• − Insurance: −$814
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$4,739
• Taxable loss: −$452
• Est. tax savings @ 24.0%: +$108
• After-tax cash flow: $2,383/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

+91.9% since first listed

10 events — show timeline

• 2026-05-16 Relisted — OGAR
• 2026-05-14 Contingent — OGAR
• 2026-05-14 Relisted — OGAR
• 2026-04-22 Pending — OGAR
• 2026-04-20 Listed $162,900 OGAR
• 2016-04-29 Sold (Public Records) — Public Records
• 2016-04-29 Sold (MLS) — OGAR
• 2016-02-16 Listed $84,900 OGAR
• 2011-07-20 Sold (Public Records) — Public Records
• 2004-06-04 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $669 · +11.3% YoY. Source: county tax records.