405 S Devon · Webb City, MO 64870

$104,900

2 bd · 1.0 ba · 856 sqft · Other · 129 Days on market

Built 1900 5,000 sqft lot $123/sqft · 25% below area Est $140k · 25% 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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• Schools +4.8/10.0
• 1% rule +4.0/10.0
• 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

Adorable 2 bedroom, 1 bath home with a unique walk-through second bedroom that flows into the primary- ideal for a nursery, reading room or office. This home has a large utility room and an open kitchen/living room. 8 x 14 storage shed behind the home.

Key facts

• Storage shed
• Large utility room
• 5,000 sq ft lot

Tags

• WALK-THROUGH SECOND BEDROOM
• LARGE UTILITY ROOM
• OPEN KITCHEN LIVING ROOM
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $105k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/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 $94k (10.3% below list).
• Recommended offer: $92k (12.0% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 602 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($68k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago; this cycle's ask has dropped $25k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 0.90% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.92%
• DSCR: 1.22
• GRM: 9.3

CMA / ARV

• ARV (median comp): $140,122
• List price: $104,900
• Delta: -25.14%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-9,852
• Equity at exit: $15,641

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-845
• Equity at exit: $9,070

Cash invested: $29,372 (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: 9.3×

Monthly cashflow live

• Estimated rent: $940 high
• Mortgage (P&I): −$550
• Tax from tax record: −$29 /mo · $344/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $121

Break-even live

Break-even rent $788

Max offer price $104,900

Occupancy floor 82%

Sensitivity live

Price	-10% $180	-5% $150	+0% $121	+5% $91	+10% $61
Rent	-10% $46	-5% $83	+0% $121	+5% $158	+10% $195
Rate	-1.0pp $173	-0.5pp $147	base $121	+0.5pp $93	+1.0pp $66

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
316 S Pennsylvania Ave Unit 1 Webb City, MO	1.0	1.0	700	$700	$1.00	44d	1	0.45mi
208 N Webb St Webb City, MO	1.0	1.0	700	$1,100	$1.57	44d	1	0.54mi
314 N Webb St Unit B Webb City, MO	1.0	1.0	600	$625	$1.04	22d	1	0.60mi
210 N Madison St Unit A Webb City, MO	1.0	1.0	625	$1,000	$1.60	22d	1	0.99mi
313 N Kentucky St Carterville, MO	2.0	1.0	750	$725	$0.97	22d	1	1.09mi
1302 N Main Street Rd Webb City, MO	1.0–2.0	1.0–2.0	750	$895	$1.19	22d	2	1.32mi

Listing history 34 events

1. 2026-06-19
   days on market $104,900 Active 129 DOM
2. 2026-06-18
   days on market $104,900 Active 128 DOM
3. 2026-06-17
   days on market $104,900 Active 127 DOM
4. 2026-06-16
   days on market $104,900 Active 126 DOM
5. 2026-06-15
   days on market $104,900 Active 125 DOM
6. 2026-06-14
   days on market $104,900 Active 123 DOM
7. 2026-06-13
   days on market $104,900 Active 122 DOM
8. 2026-06-10
   days on market $104,900 Active 120 DOM
9. 2026-06-09
   days on market $104,900 Active 119 DOM
10. 2026-06-08
    days on market $104,900 Active 118 DOM
11. 2026-06-07
    days on market $104,900 Active 117 DOM
12. 2026-06-05
    days on market $104,900 Active 114 DOM
13. 2026-06-02
    days on market $104,900 Active 112 DOM
14. 2026-06-01
    days on market $104,900 Active 111 DOM
15. 2026-05-31
    days on market $104,900 Active 110 DOM
16. 2026-05-30
    days on market $104,900 Active 109 DOM
17. 2026-03-31
    price $123,900 252-char remark

    Show marketing remark (252 chars)

    Adorable 2 bedroom, 1 bath home with a unique walk-through second bedroom that flows into the primary- ideal for a nursery, reading room or office. This home has a large utility room and an open kitchen/living room. 8 x 14 storage shed behind the home.

18. 2026-03-31
    price $123,900 252-char remark

    Show marketing remark (252 chars)

    Adorable 2 bedroom, 1 bath home with a unique walk-through second bedroom that flows into the primary- ideal for a nursery, reading room or office. This home has a large utility room and an open kitchen/living room. 8 x 14 storage shed behind the home.

19. 2026-02-10
    listed $129,900 Active 252-char remark

    Show marketing remark (252 chars)

    Adorable 2 bedroom, 1 bath home with a unique walk-through second bedroom that flows into the primary- ideal for a nursery, reading room or office. This home has a large utility room and an open kitchen/living room. 8 x 14 storage shed behind the home.

20. 2026-02-10
    listed $129,900 Active 252-char remark

    Show marketing remark (252 chars)

    Adorable 2 bedroom, 1 bath home with a unique walk-through second bedroom that flows into the primary- ideal for a nursery, reading room or office. This home has a large utility room and an open kitchen/living room. 8 x 14 storage shed behind the home.

21. 2022-06-01
    soldstatus
22. 2022-05-24
    soldstatus
23. 2022-05-24
    soldstatus
24. 2022-04-13
    listed $75,000
25. 2022-04-12
    listed $75,000
26. 2022-03-17
    listed $75,000
27. 2019-05-21
    soldstatus
28. 2018-03-29
    soldstatus
29. 2018-01-11
    soldstatus
30. 2018-01-11
    soldstatus
31. 2018-01-11
    soldstatus
32. 2017-10-12
    listed $39,500
33. 2017-10-11
    listed $39,500
34. 1983-12-29
    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: $344 · $29/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$673/yr (+$56/mo · 195.7%)

ⓘ 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 · 19 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: $11,286
• − Mortgage interest: −$5,876
• − Property taxes: −$344
• − Insurance: −$524
• − Repairs & maintenance: −$903
• − Management: −$903
• − Depreciation: −$3,052
• Taxable loss: −$316
• Est. tax savings @ 24.0%: +$76
• After-tax cash flow: $1,522/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

+213.7% since first listed

18 events — show timeline

• 2026-03-31 Price Changed $123,900 SOMO
• 2026-03-31 Price Changed $123,900 OGAR
• 2026-02-10 Listed $129,900 SOMO
• 2026-02-10 Listed $129,900 OGAR
• 2022-06-01 Sold (Public Records) — Public Records
• 2022-05-24 Sold (MLS) — SOMO
• 2022-05-24 Sold (MLS) — OGAR
• 2022-04-13 Listed $75,000 SOMO
• 2022-04-12 Listed $75,000 OGAR
• 2022-03-17 Listed $75,000 OGAR
• 2019-05-21 Sold (Public Records) — Public Records
• 2018-03-29 Sold (Public Records) — Public Records
• 2018-01-11 Sold (Public Records) — Public Records
• 2018-01-11 Sold (MLS) — OGAR
• 2018-01-11 Sold (MLS) — SOMO
• 2017-10-12 Listed $39,500 SOMO
• 2017-10-11 Listed $39,500 OGAR
• 1983-12-29 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $344 · +11.8% YoY. Source: county tax records.