737 Prospect St · Webb City, MO 64870

$158,240

3 bd · 2.0 ba · 2,604 sqft · Other · 65 Days on market

Built 1890 0.33 ac lot $61/sqft · 48% below area Est $307k · 48% under

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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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• Schools +4.8/10.0
• 1% rule +4.6/10.0
• 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

Spacious three bedroom two bath home offering over 2600 Sq. ft of living. Two living areas on main floor, bonus room on the third floor. Formal dinning and sun room as well! Character and charm all the way around!!! Beautiful wrap around porch, privacy wood fenced back yard, and a detached garage. Call to see today!!!

Key facts

• Wrap around porch
• Bonus room
• Two living areas

Tags

• WRAP AROUND PORCH
• PRIVACY WOOD FENCED BACK YARD
• DETACHED GARAGE
• TWO LIVING AREAS
• BONUS ROOM
• FORMAL DINNING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $158k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/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 $152k (3.7% below list).
• Recommended offer: $149k (6.0% 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.
• Market conditions: Rents rising (+2.5%/yr); 122 active listings in the ZIP; 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 65 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask has dropped $14k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1890 — 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 $148,745 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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 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?
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: 0.96% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.95%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

• ARV (median comp): $307,071
• List price: $158,240
• Delta: -48.47%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.7%
• Equity multiple: 0.72×
• Total profit: $-12,483
• Equity at exit: $23,594

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $3,793
• Equity at exit: $13,682

Cash invested: $44,307 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,523 medium
• Mortgage (P&I): −$830
• Tax from tax record: −$88 /mo · $1,059/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $220

Break-even live

Break-even rent $1,246

Max offer price $158,240

Occupancy floor 81%

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: $39,560
• Closing costs: $4,747
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-19
   days on market $158,240 Active 65 DOM
2. 2026-06-18
   days on market $158,240 Active 64 DOM
3. 2026-06-17
   days on market $158,240 Active 63 DOM
4. 2026-06-16
   days on market $158,240 Active 62 DOM
5. 2026-06-15
   days on market $158,240 Active 61 DOM
6. 2026-06-14
   days on market $158,240 Active 59 DOM
7. 2026-06-13
   days on market $158,240 Active 58 DOM
8. 2026-06-10
   days on market $158,240 Active 56 DOM
9. 2026-06-09
   days on market $158,240 Active 55 DOM
10. 2026-06-08
    days on market $158,240 Active 54 DOM
11. 2026-06-07
    days on market $158,240 Active 53 DOM
12. 2026-06-05
    days on market $158,240 Active 50 DOM
13. 2026-06-03
    price $158,240 Active 48 DOM
14. 2026-06-02
    days on market $172,000 Active 48 DOM
15. 2026-06-01
    days on market $172,000 Active 47 DOM
16. 2026-05-31
    days on market $172,000 Active 46 DOM
17. 2026-05-30
    days on market $172,000 Active 45 DOM
18. 2026-04-15
    listed $172,000 Active 319-char remark

    Show marketing remark (319 chars)

    Spacious three bedroom two bath home offering over 2600 Sq. ft of living. Two living areas on main floor, bonus room on the third floor. Formal dinning and sun room as well! Character and charm all the way around!!! Beautiful wrap around porch, privacy wood fenced back yard, and a detached garage. Call to see today!!!

19. 2024-07-16
    price $199,900
20. 2023-11-22
    price $205,000
21. 2023-09-13
    price $225,000
22. 2023-09-12
    price $225,000
23. 2023-08-11
    status Active
24. 2023-08-11
    price $239,000
25. 2023-08-11
    price $239,000
26. 2023-08-05
    historical
27. 2023-08-02
    listed $265,000 Active
28. 2021-10-12
    soldstatus
29. 2021-10-05
    soldstatus
30. 2021-08-10
    listed $184,500
31. 2018-10-31
    listed $114,900
32. 2018-10-30
    listed $114,900
33. 2008-07-23
    soldstatus
34. 2005-04-01
    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: $1,059 · $88/mo
• Projected year-2 tax: $1,535 · $128/mo
• Expected delta: +$476/yr (+$40/mo · 44.9%)

ⓘ 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 ≥107°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: $18,282
• − Mortgage interest: −$8,864
• − Property taxes: −$1,059
• − Insurance: −$791
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − Depreciation: −$4,603
• Taxable income: $39
• Est. tax owed @ 24.0%: −$9
• After-tax cash flow: $2,625/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

+49.7% since first listed

17 events — show timeline

• 2026-04-15 Listed $172,000 OGAR
• 2024-07-16 Price Changed $199,900 OGAR
• 2023-11-22 Price Changed $205,000 OGAR
• 2023-09-13 Price Changed $225,000 SOMO
• 2023-09-12 Price Changed $225,000 OGAR
• 2023-08-11 Relisted — SOMO
• 2023-08-11 Price Changed $239,000 SOMO
• 2023-08-11 Price Changed $239,000 OGAR
• 2023-08-05 Delisted — SOMO
• 2023-08-02 Listed $265,000 SOMO
• 2021-10-12 Sold (Public Records) — Public Records
• 2021-10-05 Sold (MLS) — OGAR
• 2021-08-10 Listed $184,500 OGAR
• 2018-10-31 Listed $114,900 SOMO
• 2018-10-30 Listed $114,900 OGAR
• 2008-07-23 Sold (Public Records) — Public Records
• 2005-04-01 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,059 · +11.8% YoY. Source: county tax records.