1431 Greenwood Blvd · Neosho, MO 64850

$157,500

3 bd · 2.0 ba · 975 sqft · Other public records · 111 Days on market

Built 1960 0.29 ac lot $162/sqft · 60% above area Est $252k · 38% under ↓ 3% since listing

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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 +7.4/30.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Two-Story 4 bedroom 2 bath house with a bonus room, 2 family rooms and an attached 1 car garage inside Neosho city limits could be your next project or forever home. With so much potential, bring your vision and make it yours today!

Key facts

• 0.29 acre lot
• Garage
• Built 1960

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 $-201 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (22.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (39.4% below list).
• Recommended offer: $95k (39.4% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 2.9% in Neosho — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#103 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Neosho School District (town): math 36% / reading 48% proficiency, ranked #125 of 324 in MO (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: George Washington Carver Elem. (math 44% / reading 56%, grade D+, #280 of 1,115 statewide, top 25%, 551 students, 49% FRL); Neosho Jr. High (math 41% / reading 48%, grade D, #113 of 391 statewide, top 31%, 748 students, 58% FRL); Neosho High (math 21% / reading 57%, grade F, #287 of 521 statewide, top 55%, 1,491 students, 48% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 202 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 110 units permitted in Newton County in 2024 (40 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.
• Newton County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $95,443 (39.4% 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 111 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.61% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.46%
• DSCR: 0.76
• GRM: 13.8

CMA / ARV

• ARV (median comp): $252,226
• List price: $157,500
• Delta: -37.56%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -25.7%
• Equity multiple: 0.13×
• Total profit: $-38,369
• Equity at exit: $23,484

10-year hold

• IRR: -22.4%
• Equity multiple: -0.14×
• Total profit: $-50,143
• Equity at exit: $13,618

Cash invested: $44,100 (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 64850

• Home prices YoY: -5.1%
• Active inventory: 202
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $954 medium
• Mortgage (P&I): −$826
• Tax from tax record: −$63 /mo · $757/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $-201

Break-even live

Break-even rent $1,208

Max offer price $122,054

Occupancy floor —

Sensitivity live

Price	-10% $-111	-5% $-156	+0% $-201	+5% $-245	+10% $-290
Rent	-10% $-276	-5% $-238	+0% $-201	+5% $-163	+10% $-125
Rate	-1.0pp $-121	-0.5pp $-161	base $-201	+0.5pp $-241	+1.0pp $-283

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: $39,375
• Closing costs: $4,725
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1229 Reid Rd Neosho, MO	2.0	1.0	973	$1,000	$1.03	25d	1	0.30mi
1601 Mayberry Dr Unit A Neosho, MO	2.0	1.0	580	$850	$1.47	15d	1	0.33mi
606 W Hill St Neosho, MO	2.0	1.0	900	$1,000	$1.11	45d	1	1.08mi

Listing history 21 events

1. 2026-06-21
   days on market $157,500 Active 111 DOM
2. 2026-06-19
   days on market $157,500 Active 109 DOM
3. 2026-06-18
   days on market $157,500 Active 108 DOM
4. 2026-06-17
   days on market $157,500 Active 107 DOM
5. 2026-06-16
   days on market $157,500 Active 106 DOM
6. 2026-06-15
   days on market $157,500 Active 105 DOM
7. 2026-06-14
   days on market $157,500 Active 103 DOM
8. 2026-06-13
   days on market $157,500 Active 102 DOM
9. 2026-06-10
   days on market $157,500 Active 100 DOM
10. 2026-06-09
    days on market $157,500 Active 99 DOM
11. 2026-06-08
    days on market $157,500 Active 98 DOM
12. 2026-06-07
    days on market $157,500 Active 97 DOM
13. 2026-06-05
    days on market $157,500 Active 94 DOM
14. 2026-06-02
    days on market $157,500 Active 92 DOM
15. 2026-06-01
    days on market $157,500 Active 91 DOM
16. 2026-05-31
    days on market $157,500 Active 90 DOM
17. 2026-05-30
    days on market $157,500 Active 89 DOM
18. 2026-03-19
    price $157,500 237-char remark

    Show marketing remark (237 chars)

    This Two-Story 4 bedroom 2 bath house with a bonus room, 2 family rooms and an attached 1 car garage inside Neosho city limits could be your next project or forever home. With so much potential, bring your vision and make it yours today!

19. 2026-03-19
    price $157,500

    Show marketing remark (237 chars)

    This Two-Story 4 bedroom 2 bath house with a bonus room, 2 family rooms and an attached 1 car garage inside Neosho city limits could be your next project or forever home. With so much potential, bring your vision and make it yours today!

20. 2026-03-02
    listed $162,500 Active 237-char remark

    Show marketing remark (237 chars)

    This Two-Story 4 bedroom 2 bath house with a bonus room, 2 family rooms and an attached 1 car garage inside Neosho city limits could be your next project or forever home. With so much potential, bring your vision and make it yours today!

21. 2026-03-02
    listed $162,500 Active

    Show marketing remark (237 chars)

    This Two-Story 4 bedroom 2 bath house with a bonus room, 2 family rooms and an attached 1 car garage inside Neosho city limits could be your next project or forever home. With so much potential, bring your vision and make it yours today!

ⓘ 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: $757 · $63/mo
• Projected year-2 tax: $1,528 · $127/mo
• Expected delta: +$771/yr (+$64/mo · 101.8%)

ⓘ 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 ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $11,453
• − Mortgage interest: −$8,822
• − Property taxes: −$757
• − Insurance: −$788
• − Repairs & maintenance: −$916
• − Management: −$916
• − Depreciation: −$4,582
• Taxable loss: −$5,328
• Est. tax savings @ 24.0%: +$1,279
• After-tax cash flow: $-1,129/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: Neosho School District
• NCES district ID: 2921810
• Math proficiency: 36% ▬ 0.00%
• Reading proficiency: 48% ▲ 2.00%
• Median HH income: $40,574
• Composite: 35.21/100
• National rank: #4987
• State rank: #125 of 324 in MO

Livability — Neosho

• Score: 71/100
• State rank: #103
• US rank: #6875

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Neosho, MO
• Population (ZIP): 25,355

Population outlook (Newton County) Hauer SSP2

• Today (2025): 59,151 people
• By 2030: 58,961 · -0.3%
• By 2040: 57,609 · -2.6%
• By 2050: 54,775 · -7.4%
• By 2075: 46,140 · -22.0%
• By 2100: 34,348 · -41.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 12% Hispanic / Latino 9% Pacific Islander 2% Native American 2% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Italian 1% Scottish 1%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 6% Other Asian/Pacific 3%

Political lean MEDSL · Newton

• 2024 margin: Solid R (+58.6) · D 20.2% · R 78.8% · Other 1.0%
• 2008→2024 swing: -18.5pp toward R · 2008: -40.1pp · 2024: -58.6pp
• All cycles: 2024: R+58.6 2020: R+57.4 2016: R+58.7 2012: R+46.9 2008: R+40.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.98%
• Current HPI: 295.9911
• 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

-3.1% since first listed

4 events — show timeline

• 2026-03-19 Price Changed $157,500 OGAR
• 2026-03-19 Price Changed $157,500 SOMO
• 2026-03-02 Listed $162,500 SOMO
• 2026-03-02 Listed $162,500 OGAR

Property tax history

+2.8%/yr

Latest (2025): $757 · +3.7% YoY. Source: county tax records.