1106 Pawpaw Pl · Oronogo, MO 64855

$184,900

3 bd · 2.0 ba · 1,213 sqft · SingleFamily · 98 Days on market

Built 2022 ↓ 12% since listing

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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 +12.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 4-Year-Old Home in Webb City / Oronogo area! Discover comfort, convenience, and modern style in this beautiful 3-bed, 2-bath home located in the highly desirable Webb City School District. This 1,213 sq ft home sits on a low-maintenance 0.14-acre lot in a friendly community that welcomes you with peaceful views of a nearby fishing pond as you drive in. Step inside to an inviting open floor plan enhanced by recent renovations that elevate both style and function. The spacious living area offers a warm, relaxing atmosphere, while the well-appointed kitchen features granite countertops, a large island, and plenty of workspace for cooking and gathering. Each bedroom provides comfortable space and natural light, with the primary suite offering a private retreat to unwind at the end of the day. Situated in Jasper County, this nearly new home delivers the perfect balance of neighborhood charm and modern convenience. Whether you're a first-time buyer, downsizing, or looking for a move-in-ready option, this property is one to see. Schedule your tour today!

Key facts

• Open floor plan
• Recent renovations
• Large island

Tags

• OPEN FLOOR PLAN
• RECENT RENOVATIONS
• GRANITE COUNTERTOPS
• LARGE ISLAND
• FISHING POND VIEWS

Property features AI

Exterior

• Parking: Attached 2-car garage; Additional 2 parking spaces
• Security: Smoke detector(s)
• Utilities: Public sewer
• Home design: Single family residence (freestanding); Residential property
• Construction: Vinyl siding; Slab foundation; Built with shingle roof
• Exterior features: Cleared lot; Shingle roof

Interior

• Kitchen: Electric range; Dishwasher; Garbage disposal
• Bedrooms: Total rooms: 6
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas central heating; Ceiling fan cooling
• Interior features: Ceiling fans; Kitchen island; Walk-in closets; Smoke detectors

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-28 ($-331/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (14.4% below list).
• Recommended offer: $158k (14.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#156 in MO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• 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: 20 active listings in the ZIP; 5 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).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $158,255 (14.4% 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. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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 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?
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: 0.86% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.64%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.8%
• Equity multiple: 2.91×
• Total profit: $98,968
• Equity at exit: $166,573

10-year hold

• IRR: 21.2%
• Equity multiple: 6.66×
• Total profit: $292,874
• Equity at exit: $359,220

Cash invested: $51,772 (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 64855

• Home prices YoY: 4.7%
• Active inventory: 20
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,583 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,774/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $-28

Break-even live

Break-even rent $1,617

Max offer price $180,908

Occupancy floor 97%

Sensitivity live

Price	-10% $100	-5% $36	+0% $-28	+5% $-91	+10% $-155
Rent	-10% $-153	-5% $-90	+0% $-28	+5% $35	+10% $97
Rate	-1.0pp $66	-0.5pp $19	base $-28	+0.5pp $-76	+1.0pp $-124

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 Pawpaw Oronogo, MO	3.0	2.0	1211	$1,550	$1.28	22d	1	0.38mi
609 Short Leaf Ln Oronogo, MO	3.0	2.0	1445	$1,400	$0.97	22d	1	0.43mi
1101 Downy Dr Oronogo, MO	4.0	2.0	1423	$1,749	$1.23	22d	1	0.43mi
745 Short Leaf Ln Oronogo, MO	3.0	2.0	1422	$1,550	$1.09	22d	1	0.62mi
606 Sarah Ct Oronogo, MO	3.0	2.0	1448	$1,700	$1.17	22d	1	0.62mi

Listing history 10 events

1. 2026-04-29
   status Pending 1072-char remark

   Show marketing remark (1072 chars)

   Charming 4-Year-Old Home in Webb City / Oronogo area! Discover comfort, convenience, and modern style in this beautiful 3-bed, 2-bath home located in the highly desirable Webb City School District. This 1,213 sq ft home sits on a low-maintenance 0.14-acre lot in a friendly community that welcomes you with peaceful views of a nearby fishing pond as you drive in. Step inside to an inviting open floor plan enhanced by recent renovations that elevate both style and function. The spacious living area offers a warm, relaxing atmosphere, while the well-appointed kitchen features granite countertops, a large island, and plenty of workspace for cooking and gathering. Each bedroom provides comfortable space and natural light, with the primary suite offering a private retreat to unwind at the end of the day. Situated in Jasper County, this nearly new home delivers the perfect balance of neighborhood charm and modern convenience. Whether you're a first-time buyer, downsizing, or looking for a move-in-ready option, this property is one to see. Schedule your tour today!

2. 2026-04-29
   status Pending

   Show marketing remark (1072 chars)

   Charming 4-Year-Old Home in Webb City / Oronogo area! Discover comfort, convenience, and modern style in this beautiful 3-bed, 2-bath home located in the highly desirable Webb City School District. This 1,213 sq ft home sits on a low-maintenance 0.14-acre lot in a friendly community that welcomes you with peaceful views of a nearby fishing pond as you drive in. Step inside to an inviting open floor plan enhanced by recent renovations that elevate both style and function. The spacious living area offers a warm, relaxing atmosphere, while the well-appointed kitchen features granite countertops, a large island, and plenty of workspace for cooking and gathering. Each bedroom provides comfortable space and natural light, with the primary suite offering a private retreat to unwind at the end of the day. Situated in Jasper County, this nearly new home delivers the perfect balance of neighborhood charm and modern convenience. Whether you're a first-time buyer, downsizing, or looking for a move-in-ready option, this property is one to see. Schedule your tour today!

3. 2026-04-17
   price $184,900

   Show marketing remark (1072 chars)

   Charming 4-Year-Old Home in Webb City / Oronogo area! Discover comfort, convenience, and modern style in this beautiful 3-bed, 2-bath home located in the highly desirable Webb City School District. This 1,213 sq ft home sits on a low-maintenance 0.14-acre lot in a friendly community that welcomes you with peaceful views of a nearby fishing pond as you drive in. Step inside to an inviting open floor plan enhanced by recent renovations that elevate both style and function. The spacious living area offers a warm, relaxing atmosphere, while the well-appointed kitchen features granite countertops, a large island, and plenty of workspace for cooking and gathering. Each bedroom provides comfortable space and natural light, with the primary suite offering a private retreat to unwind at the end of the day. Situated in Jasper County, this nearly new home delivers the perfect balance of neighborhood charm and modern convenience. Whether you're a first-time buyer, downsizing, or looking for a move-in-ready option, this property is one to see. Schedule your tour today!

4. 2026-04-17
   price $184,900 1072-char remark

   Show marketing remark (1072 chars)

   Charming 4-Year-Old Home in Webb City / Oronogo area! Discover comfort, convenience, and modern style in this beautiful 3-bed, 2-bath home located in the highly desirable Webb City School District. This 1,213 sq ft home sits on a low-maintenance 0.14-acre lot in a friendly community that welcomes you with peaceful views of a nearby fishing pond as you drive in. Step inside to an inviting open floor plan enhanced by recent renovations that elevate both style and function. The spacious living area offers a warm, relaxing atmosphere, while the well-appointed kitchen features granite countertops, a large island, and plenty of workspace for cooking and gathering. Each bedroom provides comfortable space and natural light, with the primary suite offering a private retreat to unwind at the end of the day. Situated in Jasper County, this nearly new home delivers the perfect balance of neighborhood charm and modern convenience. Whether you're a first-time buyer, downsizing, or looking for a move-in-ready option, this property is one to see. Schedule your tour today!

5. 2026-03-03
   price $194,900

   Show marketing remark (1072 chars)

   Charming 4-Year-Old Home in Webb City / Oronogo area! Discover comfort, convenience, and modern style in this beautiful 3-bed, 2-bath home located in the highly desirable Webb City School District. This 1,213 sq ft home sits on a low-maintenance 0.14-acre lot in a friendly community that welcomes you with peaceful views of a nearby fishing pond as you drive in. Step inside to an inviting open floor plan enhanced by recent renovations that elevate both style and function. The spacious living area offers a warm, relaxing atmosphere, while the well-appointed kitchen features granite countertops, a large island, and plenty of workspace for cooking and gathering. Each bedroom provides comfortable space and natural light, with the primary suite offering a private retreat to unwind at the end of the day. Situated in Jasper County, this nearly new home delivers the perfect balance of neighborhood charm and modern convenience. Whether you're a first-time buyer, downsizing, or looking for a move-in-ready option, this property is one to see. Schedule your tour today!

6. 2026-03-03
   price $194,900 1072-char remark

   Show marketing remark (1072 chars)

   Charming 4-Year-Old Home in Webb City / Oronogo area! Discover comfort, convenience, and modern style in this beautiful 3-bed, 2-bath home located in the highly desirable Webb City School District. This 1,213 sq ft home sits on a low-maintenance 0.14-acre lot in a friendly community that welcomes you with peaceful views of a nearby fishing pond as you drive in. Step inside to an inviting open floor plan enhanced by recent renovations that elevate both style and function. The spacious living area offers a warm, relaxing atmosphere, while the well-appointed kitchen features granite countertops, a large island, and plenty of workspace for cooking and gathering. Each bedroom provides comfortable space and natural light, with the primary suite offering a private retreat to unwind at the end of the day. Situated in Jasper County, this nearly new home delivers the perfect balance of neighborhood charm and modern convenience. Whether you're a first-time buyer, downsizing, or looking for a move-in-ready option, this property is one to see. Schedule your tour today!

7. 2026-01-21
   listed $204,900 Active
8. 2026-01-20
   listed $204,900 Active 1072-char remark

   Show marketing remark (1072 chars)

   Charming 4-Year-Old Home in Webb City / Oronogo area! Discover comfort, convenience, and modern style in this beautiful 3-bed, 2-bath home located in the highly desirable Webb City School District. This 1,213 sq ft home sits on a low-maintenance 0.14-acre lot in a friendly community that welcomes you with peaceful views of a nearby fishing pond as you drive in. Step inside to an inviting open floor plan enhanced by recent renovations that elevate both style and function. The spacious living area offers a warm, relaxing atmosphere, while the well-appointed kitchen features granite countertops, a large island, and plenty of workspace for cooking and gathering. Each bedroom provides comfortable space and natural light, with the primary suite offering a private retreat to unwind at the end of the day. Situated in Jasper County, this nearly new home delivers the perfect balance of neighborhood charm and modern convenience. Whether you're a first-time buyer, downsizing, or looking for a move-in-ready option, this property is one to see. Schedule your tour today!

9. 2026-01-08
   price $204,900
10. 2025-10-04
    listed $209,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,991
• − Mortgage interest: −$10,357
• − Property taxes: −$2,774
• − Insurance: −$924
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$5,379
• Taxable loss: −$3,482
• Est. tax savings @ 24.0%: +$836
• After-tax cash flow: $505/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 — Oronogo

• Score: 69/100
• State rank: #156
• US rank: #8706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oronogo, MO
• City population: 16,360
• Population (ZIP): 2,629

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 (92%)
• Race & ethnicity: White 92% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Scottish 2% Italian 1% Slovak 1%
• Foreign-born: 0% · China

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: ▲ 11.47%
• Current HPI: 254.495
• 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

-11.9% since first listed

10 events — show timeline

• 2026-04-29 Pending — SOMO
• 2026-04-29 Pending — OGAR
• 2026-04-17 Price Changed $184,900 OGAR
• 2026-04-17 Price Changed $184,900 SOMO
• 2026-03-03 Price Changed $194,900 OGAR
• 2026-03-03 Price Changed $194,900 SOMO
• 2026-01-21 Listed $204,900 OGAR
• 2026-01-20 Listed $204,900 SOMO
• 2026-01-08 Price Changed $204,900 OGAR
• 2025-10-04 Listed $209,900 SOMO