2810 Delaware Ave · Joplin, MO 64804

$170,000

3 bd · 2.0 ba · 1,144 sqft · Other · 140 Days on market

Built 1976 9,720 sqft lot

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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).

• Cash flow +14.5/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• DSCR +4.4/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a move-in ready 3 bedroom, 2 bathroom home with a fenced yard in Joplin, Missouri? Welcome to this charming ranch-style home, that offers the perfect blend of comfort, convenience, and single-level living. Step inside to a bright, open-concept living room, kitchen, and dining area, designed for both everyday living and entertaining. Windows have been replaced allowing natural light to pour in, creating a warm, inviting atmosphere from the moment you walk through the door. The primary bedroom features a private bathroom with a walk-in shower, giving you a peaceful space to unwind. Two additional bedrooms offer flexibility for family, guests, or a home office--ideal for today's lifestyle. Out back, you'll find a fully fenced backyard, perfect for pets, kids, or simply relaxing with your morning coffee or evening sunsets. The attached garage adds convenience, storage, and ease year-round. If you've been searching for a home in Joplin with space, functionality, and charm--this is the one.

Key facts

• Open living room
• Private bath
• Walk-in shower

Tags

• FULLY FENCED BACKYARD
• OPEN LIVING ROOM
• PRIVATE BATH
• WALK-IN SHOWER

Property features AI

Exterior

• Parking: Attached 1-car garage; Driveway
• Utilities: Cable available
• Home design: Single family residence (freestanding); Residential property
• Construction: Vinyl siding and brick exterior; Block foundation; Built with shingle roof
• Exterior features: Covered porch; Patio/porch; Chain link fenced yard; Shingle roof

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central cooling
• Interior features: Eat-in kitchen; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $170k.

Deal economics

• At list price, monthly cash flow is $37 ($440/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 $134k (21.3% below list).
• Recommended offer: $134k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.1% in Joplin — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Kelsey Norman Elem. (math 47% / reading 47%, grade D-, #347 of 1,115 statewide, top 35%, 301 students, 58% FRL); South Middle (math 40% / reading 48%, grade D, #121 of 391 statewide, top 32%, 573 students, 47% FRL); Joplin High (math 32% / reading 46%, grade F, #287 of 521 statewide, top 55%, 2,233 students, 50% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents rising fast (+15.7%/yr); 355 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago 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 $133,770 (21.3% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. 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: 0.79% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.92%
• DSCR: 1.04
• GRM: 10.6

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: -10.1%
• Equity multiple: 0.62×
• Total profit: $-18,217
• Equity at exit: $25,348

10-year hold

• IRR: 4.6%
• Equity multiple: 1.40×
• Total profit: $19,017
• Equity at exit: $14,698

Cash invested: $47,600 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,338 high
• Mortgage (P&I): −$891
• Tax from tax record: −$58 /mo · $693/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $37

Break-even live

Break-even rent $1,291

Max offer price $170,000

Occupancy floor 92%

Sensitivity live

Price	-10% $133	-5% $85	+0% $37	+5% $-11	+10% $-60
Rent	-10% $-69	-5% $-16	+0% $37	+5% $90	+10% $142
Rate	-1.0pp $122	-0.5pp $80	base $37	+0.5pp $-7	+1.0pp $-52

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2301 Texas Ave #2 Joplin, MO	2.0	1.5	1000	$950	$0.95	23d	1	0.71mi
1715 Wisconsin Ave #2 Joplin, MO	2.0	2.0	1000	$900	$0.90	23d	1	1.11mi
3311 Hammons Blvd Joplin, MO	1.0–2.0	1.0–2.0	837	$1,495	$1.79	23d	26	1.19mi
2811 E 15th St Joplin, MO	3.0	1.5	1500	$1,500	$1.00	23d	1	1.28mi
2901 E 15th St Joplin, MO	2.0	1.0	1035	$1,250	$1.21	23d	1	1.32mi
3117 S Wall Ave Joplin, MO	2.0	1.0	944	$1,095	$1.16	23d	1	1.38mi
1119 S Saint Louis Ave Joplin, MO	2.0	1.5	904	$1,100	$1.22	23d	1	1.44mi
1806 Pennsylvania Ave Joplin, MO	3.0	1.0	1295	$1,050	$0.81	23d	1	1.45mi
2830 S Pearl Ave Joplin, MO	2.0	2.0	1000	$1,200	$1.20	23d	1	1.46mi

Listing history 23 events

1. 2026-06-03
   status $170,000 Pending 140 DOM
2. 2026-06-02
   days on market $170,000 Active 140 DOM
3. 2026-06-01
   days on market $170,000 Active 139 DOM
4. 2026-05-31
   days on market $170,000 Active 138 DOM
5. 2026-05-30
   days on market $170,000 Active 137 DOM
6. 2026-04-06
   price $170,000

   Show marketing remark (1011 chars)

   Looking for a move-in ready 3 bedroom, 2 bathroom home with a fenced yard in Joplin, Missouri? Welcome to this charming ranch-style home, that offers the perfect blend of comfort, convenience, and single-level living. Step inside to a bright, open-concept living room, kitchen, and dining area, designed for both everyday living and entertaining. Windows have been replaced allowing natural light to pour in, creating a warm, inviting atmosphere from the moment you walk through the door. The primary bedroom features a private bathroom with a walk-in shower, giving you a peaceful space to unwind. Two additional bedrooms offer flexibility for family, guests, or a home office--ideal for today's lifestyle. Out back, you'll find a fully fenced backyard, perfect for pets, kids, or simply relaxing with your morning coffee or evening sunsets. The attached garage adds convenience, storage, and ease year-round. If you've been searching for a home in Joplin with space, functionality, and charm--this is the one.

7. 2026-04-06
   price $170,000 1011-char remark

   Show marketing remark (1011 chars)

   Looking for a move-in ready 3 bedroom, 2 bathroom home with a fenced yard in Joplin, Missouri? Welcome to this charming ranch-style home, that offers the perfect blend of comfort, convenience, and single-level living. Step inside to a bright, open-concept living room, kitchen, and dining area, designed for both everyday living and entertaining. Windows have been replaced allowing natural light to pour in, creating a warm, inviting atmosphere from the moment you walk through the door. The primary bedroom features a private bathroom with a walk-in shower, giving you a peaceful space to unwind. Two additional bedrooms offer flexibility for family, guests, or a home office--ideal for today's lifestyle. Out back, you'll find a fully fenced backyard, perfect for pets, kids, or simply relaxing with your morning coffee or evening sunsets. The attached garage adds convenience, storage, and ease year-round. If you've been searching for a home in Joplin with space, functionality, and charm--this is the one.

8. 2026-02-20
   price $171,499

   Show marketing remark (1011 chars)

   Looking for a move-in ready 3 bedroom, 2 bathroom home with a fenced yard in Joplin, Missouri? Welcome to this charming ranch-style home, that offers the perfect blend of comfort, convenience, and single-level living. Step inside to a bright, open-concept living room, kitchen, and dining area, designed for both everyday living and entertaining. Windows have been replaced allowing natural light to pour in, creating a warm, inviting atmosphere from the moment you walk through the door. The primary bedroom features a private bathroom with a walk-in shower, giving you a peaceful space to unwind. Two additional bedrooms offer flexibility for family, guests, or a home office--ideal for today's lifestyle. Out back, you'll find a fully fenced backyard, perfect for pets, kids, or simply relaxing with your morning coffee or evening sunsets. The attached garage adds convenience, storage, and ease year-round. If you've been searching for a home in Joplin with space, functionality, and charm--this is the one.

9. 2026-02-20
   price $171,499 1011-char remark

   Show marketing remark (1011 chars)

   Looking for a move-in ready 3 bedroom, 2 bathroom home with a fenced yard in Joplin, Missouri? Welcome to this charming ranch-style home, that offers the perfect blend of comfort, convenience, and single-level living. Step inside to a bright, open-concept living room, kitchen, and dining area, designed for both everyday living and entertaining. Windows have been replaced allowing natural light to pour in, creating a warm, inviting atmosphere from the moment you walk through the door. The primary bedroom features a private bathroom with a walk-in shower, giving you a peaceful space to unwind. Two additional bedrooms offer flexibility for family, guests, or a home office--ideal for today's lifestyle. Out back, you'll find a fully fenced backyard, perfect for pets, kids, or simply relaxing with your morning coffee or evening sunsets. The attached garage adds convenience, storage, and ease year-round. If you've been searching for a home in Joplin with space, functionality, and charm--this is the one.

10. 2026-01-13
    listed $172,000 Active 1011-char remark

    Show marketing remark (1011 chars)

    Looking for a move-in ready 3 bedroom, 2 bathroom home with a fenced yard in Joplin, Missouri? Welcome to this charming ranch-style home, that offers the perfect blend of comfort, convenience, and single-level living. Step inside to a bright, open-concept living room, kitchen, and dining area, designed for both everyday living and entertaining. Windows have been replaced allowing natural light to pour in, creating a warm, inviting atmosphere from the moment you walk through the door. The primary bedroom features a private bathroom with a walk-in shower, giving you a peaceful space to unwind. Two additional bedrooms offer flexibility for family, guests, or a home office--ideal for today's lifestyle. Out back, you'll find a fully fenced backyard, perfect for pets, kids, or simply relaxing with your morning coffee or evening sunsets. The attached garage adds convenience, storage, and ease year-round. If you've been searching for a home in Joplin with space, functionality, and charm--this is the one.

11. 2026-01-13
    listed $172,000 Active

    Show marketing remark (1011 chars)

    Looking for a move-in ready 3 bedroom, 2 bathroom home with a fenced yard in Joplin, Missouri? Welcome to this charming ranch-style home, that offers the perfect blend of comfort, convenience, and single-level living. Step inside to a bright, open-concept living room, kitchen, and dining area, designed for both everyday living and entertaining. Windows have been replaced allowing natural light to pour in, creating a warm, inviting atmosphere from the moment you walk through the door. The primary bedroom features a private bathroom with a walk-in shower, giving you a peaceful space to unwind. Two additional bedrooms offer flexibility for family, guests, or a home office--ideal for today's lifestyle. Out back, you'll find a fully fenced backyard, perfect for pets, kids, or simply relaxing with your morning coffee or evening sunsets. The attached garage adds convenience, storage, and ease year-round. If you've been searching for a home in Joplin with space, functionality, and charm--this is the one.

12. 2025-12-08
    price $174,499
13. 2025-12-08
    price $174,499
14. 2025-10-01
    listed $175,000 Active
15. 2023-09-29
    soldstatus Closed
16. 2023-09-29
    soldstatus
17. 2023-08-24
    status Pending
18. 2023-08-16
    historical
19. 2023-08-10
    status Active
20. 2023-08-07
    status Pending
21. 2023-08-03
    listed $160,000 Active
22. 2018-10-05
    soldstatus
23. 1997-08-28
    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: $693 · $58/mo
• Projected year-2 tax: $1,649 · $137/mo
• Expected delta: +$956/yr (+$80/mo · 137.9%)

ⓘ 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 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: $16,052
• − Mortgage interest: −$9,523
• − Property taxes: −$693
• − Insurance: −$850
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$4,945
• Taxable loss: −$2,527
• Est. tax savings @ 24.0%: +$607
• After-tax cash flow: $1,047/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

+6.2% since first listed

18 events — show timeline

• 2026-04-06 Price Changed $170,000 OGAR
• 2026-04-06 Price Changed $170,000 SOMO
• 2026-02-20 Price Changed $171,499 OGAR
• 2026-02-20 Price Changed $171,499 SOMO
• 2026-01-13 Listed $172,000 SOMO
• 2026-01-13 Listed $172,000 OGAR
• 2025-12-08 Price Changed $174,499 SOMO
• 2025-12-08 Price Changed $174,499 OGAR
• 2025-10-01 Listed $175,000 SOMO
• 2023-09-29 Sold (Public Records) — Public Records
• 2023-09-29 Sold (MLS) — OGAR
• 2023-08-24 Pending — OGAR
• 2023-08-16 Delisted — OGAR
• 2023-08-10 Relisted — OGAR
• 2023-08-07 Pending — OGAR
• 2023-08-03 Listed $160,000 OGAR
• 2018-10-05 Sold (Public Records) — Public Records
• 1997-08-28 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $693 · +12.4% YoY. Source: county tax records.