306 S Ball St · Webb City, MO 64870

$65,000

3 bd · 1.0 ba · 1,133 sqft · Other public records · 1 Days on market

Built 1946 8,250 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special / Value-Add Opportunity in Webb City! This 2-bedroom, 1-bath home offers a great layout with plenty of space and a simple path to convert into a 3-bedroom, creating instant added value. With solid bones and a functional floor plan, this property is the perfect canvas for someone ready to bring a little vision and TLC. Whether you're an investor looking for your next rental or Airbnb, or a buyer wanting an affordable home you can improve over time, this property checks the boxes. The layout makes it easy to maximize space, and the upside potential is clear from day one. Being sold as-is, this home is best suited for cash or conventional financing. Don't miss your chance t

Key facts

• Built-in equity
• 8,250 sq ft lot
• Garage

Tags

• FUNCTIONAL FLOOR PLAN
• BUILT-IN EQUITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $718 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).

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; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% 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 $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $65,000

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.20% ✓
• Cap rate: 19.56%
• Cash-on-cash: 47.37%
• DSCR: 3.11
• GRM: 3.8

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: 44.2%
• Equity multiple: 2.90×
• Total profit: $34,495
• Equity at exit: $9,692

10-year hold

• IRR: 49.9%
• Equity multiple: 5.72×
• Total profit: $85,988
• Equity at exit: $5,620

Cash invested: $18,200 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,433 high
• Mortgage (P&I): −$341
• Tax from tax record: −$45 /mo · $544/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $718

Break-even live

Break-even rent $523

Max offer price $65,000

Occupancy floor 45%

Sensitivity live

Price	-10% $755	-5% $737	+0% $718	+5% $700	+10% $682
Rent	-10% $605	-5% $662	+0% $718	+5% $775	+10% $832
Rate	-1.0pp $751	-0.5pp $735	base $718	+0.5pp $702	+1.0pp $684

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
618 N Hall St Unit A Webb City, MO	3.0	2.0	1250	$1,400	$1.12	22d	1	0.68mi
1407 S Jefferson Ave Webb City, MO	3.0	2.0	1424	$1,650	$1.16	44d	1	0.77mi
1411 S Jefferson Ave Webb City, MO	3.0	2.0	1424	$1,650	$1.16	44d	1	0.77mi
1301 S Jefferson St Webb City, MO	3.0	2.0	1424	$1,650	$1.16	44d	1	0.78mi
737 N Oak St Webb City, MO	3.0	2.0	1180	$1,400	$1.19	44d	1	0.89mi
1405 W Aylor St Webb City, MO	4.0	2.0	1460	$1,450	$0.99	44d	1	0.91mi
1524 Brewster Ln Webb City, MO	3.0	2.0	1310	$1,450	$1.11	44d	1	0.96mi
1606 S Oronogo St Webb City, MO	3.0	1.0	1200	$1,200	$1.00	44d	1	1.03mi
1613 S Oronogo St Webb City, MO	3.0	2.0	1310	$1,400	$1.07	44d	1	1.06mi
1302 N Main Street Rd Webb City, MO	1.0–2.0	1.0–2.0	750	$895	$1.19	22d	2	1.20mi
313 N Kentucky St Carterville, MO	2.0	1.0	750	$725	$0.97	22d	1	1.44mi

Listing history 5 events

1. 2026-04-29
   soldstatus
2. 2026-03-20
   status Pending
3. 2026-03-18
   listed $65,000 Active
4. 2025-01-02
   soldstatus
5. 1990-09-21
   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: $544 · $45/mo
• Projected year-2 tax: $630 · $53/mo
• Expected delta: +$86/yr (+$7/mo · 15.9%)

ⓘ 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 ≥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: $17,191
• − Mortgage interest: −$3,641
• − Property taxes: −$544
• − Insurance: −$325
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$1,891
• Taxable income: $8,040
• Est. tax owed @ 24.0%: −$1,930
• After-tax cash flow: $6,692/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

5 events — show timeline

• 2026-04-29 Sold (Public Records) — Public Records
• 2026-03-20 Pending — OGAR
• 2026-03-18 Listed $65,000 OGAR
• 2025-01-02 Sold (Public Records) — Public Records
• 1990-09-21 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $544 · +11.6% YoY. Source: county tax records.