2118 S Wall Ave · Joplin, MO 64804

$160,000

3 bd · 2.0 ba · 2,211 sqft · Other · 82 Days on market

Built 1925 6,650 sqft lot

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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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Rent growth +5.0/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Updated Bungalow- This refreshed inviting home features two bedrooms on the main floor and additional upstairs space that can serve as a third bedroom or a cozy family room. The interior main floor is enhanced with mostly tile flooring for easy maintenance and a fresh, updated look. Enjoy relaxing evenings on the welcoming front porch, complete with a swing perfect for sipping coffee or visiting friends. A delightful blend of comfort, character, and versatility!

Key facts

• Updated bungalow
• Front porch
• Cozy family room

Tags

• UPDATED BUNGALOW
• TILE FLOORING
• FRONT PORCH
• COZY FAMILY ROOM

Property features AI

Exterior

• Parking: Parking pad
• Utilities: Public sewer
• Home design: Single family residence (freestanding); Residential property
• Construction: Composition roof; Block foundation; Built as single-family construction
• Exterior features: Covered porch; Patio; Chain link and wood fencing; Level topography

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher
• Bedrooms: Bedrooms with walk-in closet(s)
• Flooring: Carpet flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Ceiling fan(s); Wall unit cooling
• Interior features: Ceiling fans; Walk-in closets; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 5.1% in Joplin — 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 64/100 on livability (#318 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Joplin Schools (urban): math 30% / reading 39% proficiency, ranked #231 of 324 in MO (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Irving Elementary (math 29% / reading 30%, grade F, #813 of 1,115 statewide, top 75%, 527 students, 67% FRL); South Middle (math 40% / reading 48%, grade D, #121 of 391 statewide, top 32%, 573 students, 47% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: Rents rising fast (+15.7%/yr); 355 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).
• This rent runs 31% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $150,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.84%
• DSCR: 1.35
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.03×
• Total profit: $1,213
• Equity at exit: $23,857

10-year hold

• IRR: 14.5%
• Equity multiple: 2.42×
• Total profit: $63,791
• Equity at exit: $13,834

Cash invested: $44,800 (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 64804

• Rents YoY: 15.7%
• Active inventory: 355
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,619 high
• Mortgage (P&I): −$839
• Tax from tax record: −$81 /mo · $968/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $293

Break-even live

Break-even rent $1,249

Max offer price $160,000

Occupancy floor 77%

Sensitivity live

Price	-10% $383	-5% $338	+0% $293	+5% $247	+10% $202
Rent	-10% $165	-5% $229	+0% $293	+5% $357	+10% $420
Rate	-1.0pp $373	-0.5pp $333	base $293	+0.5pp $251	+1.0pp $209

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2201 S Pearl Ave Joplin, MO	3.0	2.0	1487	$1,475	$0.99	22d	1	0.08mi
2226 S Moffet Ave Joplin, MO	4.0	2.0	1818	$1,600	$0.88	22d	1	0.21mi
2517 Ohio Ave Joplin, MO	3.0	2.0	1503	$1,695	$1.13	22d	1	0.73mi
2521 S Tyler Ave Joplin, MO	3.0	2.0	1500	$1,700	$1.13	22d	1	1.16mi
2515 S Willard Ave Joplin, MO	3.0	2.0	1500	$1,600	$1.07	22d	1	1.31mi

Listing history 41 events

1. 2026-06-21
   days on market $160,000 Active 82 DOM
2. 2026-06-19
   days on market $160,000 Active 80 DOM
3. 2026-06-18
   days on market $160,000 Active 79 DOM
4. 2026-06-17
   days on market $160,000 Active 78 DOM
5. 2026-06-16
   days on market $160,000 Active 77 DOM
6. 2026-06-15
   days on market $160,000 Active 76 DOM
7. 2026-06-14
   days on market $160,000 Active 74 DOM
8. 2026-06-13
   days on market $160,000 Active 73 DOM
9. 2026-06-10
   days on market $160,000 Active 71 DOM
10. 2026-06-09
    days on market $160,000 Active 70 DOM
11. 2026-06-08
    days on market $160,000 Active 69 DOM
12. 2026-06-07
    days on market $160,000 Active 68 DOM
13. 2026-06-05
    days on market $160,000 Active 65 DOM
14. 2026-06-03
    days on market $160,000 Active 64 DOM
15. 2026-06-02
    days on market $160,000 Active 63 DOM
16. 2026-06-01
    days on market $160,000 Active 62 DOM
17. 2026-05-31
    days on market $160,000 Active 61 DOM
18. 2026-05-30
    days on market $160,000 Active 60 DOM
19. 2026-05-19
    price $160,000
20. 2026-03-31
    listed $170,000 Active
21. 2026-01-26
    price $180,000
22. 2025-11-21
    price $185,000
23. 2025-08-28
    price $210,000
24. 2023-08-21
    soldstatus
25. 2023-08-18
    soldstatus Closed
26. 2023-08-18
    soldstatus Closed
27. 2023-08-09
    historical
28. 2023-07-15
    status Pending
29. 2023-07-15
    status Pending
30. 2023-06-27
    listed $174,900 Active
31. 2023-06-27
    listed $174,900 Active
32. 2023-06-12
    price $184,900
33. 2023-06-02
    listed $189,900 Active
34. 2020-09-29
    soldstatus
35. 2020-09-29
    soldstatus
36. 2020-09-29
    soldstatus
37. 2020-04-13
    listed $119,900
38. 2020-04-10
    listed $119,900
39. 2010-08-02
    soldstatus
40. 2009-04-06
    soldstatus
41. 1983-04-04
    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: $968 · $81/mo
• Projected year-2 tax: $1,552 · $129/mo
• Expected delta: +$584/yr (+$49/mo · 60.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°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: $19,428
• − Mortgage interest: −$8,962
• − Property taxes: −$968
• − Insurance: −$800
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$4,655
• Taxable income: $934
• Est. tax owed @ 24.0%: −$224
• After-tax cash flow: $3,287/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: Joplin Schools
• NCES district ID: 2916350
• Math proficiency: 30% ▼ -3.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $38,648
• Composite: 28.82/100
• National rank: #6657
• State rank: #231 of 324 in MO

Livability — Joplin

• Score: 64/100
• State rank: #318
• US rank: #14578

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Joplin, MO
• County: Newton County · 37,016 people
• City population: 73,303
• Metro: Joplin, MO
• Population (ZIP): 37,016
• Household income: $62,574
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 1082.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 9% Hispanic / Latino 6% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Vietnamese 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: ▼ -204.80%
• Current HPI: 279.4471
• Rent YoY: ▲ 15.66%
• 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

+33.4% since first listed

23 events — show timeline

• 2026-05-19 Price Changed $160,000 OGAR
• 2026-03-31 Listed $170,000 OGAR
• 2026-01-26 Price Changed $180,000 OGAR
• 2025-11-21 Price Changed $185,000 OGAR
• 2025-08-28 Price Changed $210,000 OGAR
• 2023-08-21 Sold (Public Records) — Public Records
• 2023-08-18 Sold (MLS) — OGAR
• 2023-08-18 Sold (MLS) — SOMO
• 2023-08-09 Delisted — OGAR
• 2023-07-15 Pending — SOMO
• 2023-07-15 Pending — OGAR
• 2023-06-27 Listed $174,900 OGAR
• 2023-06-27 Listed $174,900 SOMO
• 2023-06-12 Price Changed $184,900 SOMO
• 2023-06-02 Listed $189,900 SOMO
• 2020-09-29 Sold (Public Records) — Public Records
• 2020-09-29 Sold (MLS) — OGAR
• 2020-09-29 Sold (MLS) — SOMO
• 2020-04-13 Listed $119,900 SOMO
• 2020-04-10 Listed $119,900 OGAR
• 2010-08-02 Sold (Public Records) — Public Records
• 2009-04-06 Sold (Public Records) — Public Records
• 1983-04-04 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $968 · +13.4% YoY. Source: county tax records.