1628 Jefferson Cir · Webb City, MO 64870

$255,000

4 bd · 3.0 ba · 2,274 sqft · Other · 29 Days on market

Built 1960 7,840 sqft lot $112/sqft · 32% below area Est $376k · 32% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.1/30.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully remodeled Webb City home! Offering 4 bedrooms and 3 bathrooms with a total of 2,274 sqft of finished living space. Updated modern finishes throughout, creating a clean, stylish feel. The finished walkout basement provides flexibility for a second living area or guest space. With thoughtful updates and a functional layout, this home offers both comfort and value in a convenient Webb City location. Don't miss a chance to see all this home has to offer and schedule a private tour today!

Key facts

• Walkout basement
• Extra living space
• 7,840 sq ft lot

Tags

• WALKOUT BASEMENT
• EXTRA LIVING SPACE
• CONVENIENT WEBB CITY LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $255k.

Deal economics

• At list price, monthly cash flow is $-248 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (17.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (37.4% below list).
• Recommended offer: $160k (37.4% 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.
• 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $159,733 (37.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
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: 0.63% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.16%
• DSCR: 0.81
• GRM: 13.3

CMA / ARV

• ARV (median comp): $376,163
• List price: $255,000
• Delta: -30.91%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -23.9%
• Equity multiple: 0.19×
• Total profit: $-58,042
• Equity at exit: $38,021

10-year hold

• IRR: -20.4%
• Equity multiple: -0.05×
• Total profit: $-74,700
• Equity at exit: $22,048

Cash invested: $71,400 (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: 13.3×

Monthly cashflow live

• Estimated rent: $1,597 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$66 /mo · $793/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-248

Break-even live

Break-even rent $1,911

Max offer price $211,247

Occupancy floor —

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $255,000 Active 29 DOM
2. 2026-06-18
   days on market $255,000 Active 28 DOM
3. 2026-06-17
   days on market $255,000 Active 27 DOM
4. 2026-06-16
   days on market $255,000 Active 26 DOM
5. 2026-06-15
   days on market $255,000 Active 25 DOM
6. 2026-06-14
   days on market $255,000 Active 23 DOM
7. 2026-06-13
   days on market $255,000 Active 22 DOM
8. 2026-06-10
   days on market $255,000 Active 20 DOM
9. 2026-06-09
   days on market $255,000 Active 19 DOM
10. 2026-06-08
    days on market $255,000 Active 18 DOM
11. 2026-06-07
    days on market $255,000 Active 17 DOM
12. 2026-06-05
    days on market $255,000 Active 14 DOM
13. 2026-06-02
    days on market $255,000 Active 12 DOM
14. 2026-06-01
    days on market $255,000 Active 11 DOM
15. 2026-05-31
    days on market $255,000 Active 10 DOM
16. 2026-05-30
    days on market $255,000 Active 9 DOM
17. 2026-04-23
    price $259,900 494-char remark

    Show marketing remark (494 chars)

    Fully remodeled Webb City home! Offering 4 bedrooms and 3 bathrooms with a total of 2,274 sqft of finished living space. Updated modern finishes throughout, creating a clean, stylish feel. The finished walkout basement provides flexibility for a second living area or guest space. With thoughtful updates and a functional layout, this home offers both comfort and value in a convenient Webb City location. Don't miss a chance to see all this home has to offer and schedule a private tour today!

18. 2026-03-10
    listed $265,000 Active 494-char remark

    Show marketing remark (494 chars)

    Fully remodeled Webb City home! Offering 4 bedrooms and 3 bathrooms with a total of 2,274 sqft of finished living space. Updated modern finishes throughout, creating a clean, stylish feel. The finished walkout basement provides flexibility for a second living area or guest space. With thoughtful updates and a functional layout, this home offers both comfort and value in a convenient Webb City location. Don't miss a chance to see all this home has to offer and schedule a private tour today!

19. 2025-07-28
    soldstatus
20. 2017-02-28
    soldstatus
21. 2017-02-24
    soldstatus 794-char remark

    Show marketing remark (794 chars)

    Better than new!You will love this incredible updated home. Open floor plan with expansive 28x12 Living Room. Kitchen with abundant cabinet space and gorgeous scraped laminate wood floors. Relaxing master suite with large closet. Updates include new windows, new roof in 2012, new bathroom, 12 inches of insulation blown in in 2015, the list goes on! Almost 800 sq ft in the Full finished walk out basement. Office in basement could easily be used as 4th bedroom! Privacy fenced back yard with wood play set included. 20x16 front deck is great for warm weather relaxation. Beautifully landscaped yard that extends behind the fenced portion. Home is located on quiet street with no through traffic. This affordable, energy efficient home is ready to move right in to. Tour today! Owner is Agent.

22. 2017-01-25
    listed $94,900 794-char remark

    Show marketing remark (794 chars)

    Better than new!You will love this incredible updated home. Open floor plan with expansive 28x12 Living Room. Kitchen with abundant cabinet space and gorgeous scraped laminate wood floors. Relaxing master suite with large closet. Updates include new windows, new roof in 2012, new bathroom, 12 inches of insulation blown in in 2015, the list goes on! Almost 800 sq ft in the Full finished walk out basement. Office in basement could easily be used as 4th bedroom! Privacy fenced back yard with wood play set included. 20x16 front deck is great for warm weather relaxation. Beautifully landscaped yard that extends behind the fenced portion. Home is located on quiet street with no through traffic. This affordable, energy efficient home is ready to move right in to. Tour today! Owner is Agent.

23. 2010-08-19
    soldstatus
24. 2005-07-13
    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: $793 · $66/mo
• Projected year-2 tax: $2,474 · $206/mo
• Expected delta: +$1,681/yr (+$140/mo · 212.0%)

ⓘ 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: $19,168
• − Mortgage interest: −$14,284
• − Property taxes: −$793
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$7,418
• Taxable loss: −$7,669
• Est. tax savings @ 24.0%: +$1,841
• After-tax cash flow: $-1,132/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

+173.9% since first listed

8 events — show timeline

• 2026-04-23 Price Changed $259,900 OGAR
• 2026-03-10 Listed $265,000 OGAR
• 2025-07-28 Sold (Public Records) — Public Records
• 2017-02-28 Sold (Public Records) — Public Records
• 2017-02-24 Sold (MLS) — OGAR
• 2017-01-25 Listed $94,900 OGAR
• 2010-08-19 Sold (Public Records) — Public Records
• 2005-07-13 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $793 · +12.1% YoY. Source: county tax records.