2626 E 15th St · Joplin, MO 64804

$270,000

4 bd · 3.0 ba · 2,248 sqft · Other · 2 Days on market

Built 1916 0.54 ac 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 +15.7/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• DSCR +4.8/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience refined elegance in this exquisitely updated historic home nestled in the heart of Joplin. Rich in character and timeless sophistication, this stunning residence offers the perfect blend of classic architectural charm and modern luxury. The grand main level welcomes you with an impressive foyer that opens into a spacious living room bathed in natural light, featuring rich wood flooring, designer fixtures, and a beautiful gas fireplace that creates a warm yet elevated ambiance. A private office provides an ideal executive workspace, while the formal dining room sets the stage for unforgettable gatherings and elegant entertaining. The gourmet kitchen is both stylish and functional,

Key facts

• Custom cabinetry
• Private office
• Gourmet kitchen

Tags

• HISTORIC HOME
• PRIVATE OFFICE
• GOURMET KITCHEN
• CUSTOM CABINETRY
• SOLID SURFACE COUNTERTOPS
• REMODELED BATHROOMS

Property features AI

Finance

• Other: Lot dimensions approximately 148 x 160
• Financial info:
• HOA & community:

Exterior

• Parking: 2-car detached garage
• Security:
• Utilities: Public sewer
• Home design: Single family residence (freestanding); Residential property
• Construction: Wood siding; Slate and shingle roof
• Exterior features: Deck

Interior

• Kitchen: Disposal; Built-in gas oven
• Bedrooms: Total rooms: 9
• Flooring: Carpet; Laminate; Wood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Natural gas heating; Central heating; Cooling present
• Interior features: Eat-in kitchen; Pantry; Gas starter fireplace; Partial basement
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $270k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/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 $221k (18.0% below list).
• Recommended offer: $221k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Eastmorland Elem. (math 37% / reading 42%, grade F, #537 of 1,115 statewide, top 53%, 244 students, 68% FRL); East Middle (math 22% / reading 40%, grade F, #279 of 391 statewide, top 72%, 597 students, 66% FRL); Joplin High (math 32% / reading 46%, grade F, #287 of 521 statewide, top 55%, 2,233 students, 50% FRL).
• Market conditions: Rents rising fast (+15.7%/yr); 355 active listings in the ZIP; 4 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).
• This rent runs 42% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 12y 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

• Watch-outs: built in 1916 — 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 $221,394 (18.0% below list)

Questions for the listing agent

1. Built in 1916 — 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 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?
4. 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?
5. 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?
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: 0.82% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.90%
• DSCR: 1.08
• GRM: 10.2

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: -8.5%
• Equity multiple: 0.68×
• Total profit: $-24,525
• Equity at exit: $40,258

10-year hold

• IRR: 6.1%
• Equity multiple: 1.55×
• Total profit: $41,277
• Equity at exit: $23,345

Cash invested: $75,600 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,214 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$101 /mo · $1,208/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $120

Break-even live

Break-even rent $2,062

Max offer price $270,000

Occupancy floor 90%

Sensitivity live

Price	-10% $273	-5% $196	+0% $120	+5% $44	+10% $-33
Rent	-10% $-55	-5% $32	+0% $120	+5% $207	+10% $295
Rate	-1.0pp $256	-0.5pp $189	base $120	+0.5pp $50	+1.0pp $-21

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2528 E 15th St Joplin, MO	3.0	2.5	1800	$2,750	$1.53	23d	1	0.11mi
2811 E 15th St Joplin, MO	3.0	1.5	1500	$1,500	$1.00	23d	1	0.21mi
2114 S Patterson Ave Joplin, MO	3.0	2.0	1715	$1,700	$0.99	23d	1	0.52mi
2517 Ohio Ave Joplin, MO	3.0	2.0	1503	$1,695	$1.13	23d	1	1.39mi

Listing history 20 events

1. 2026-04-29
   status Pending
2. 2026-04-27
   listed $270,000 Active
3. 2023-04-19
   historical
4. 2023-03-08
   price $284,900
5. 2023-03-08
   price $284,900
6. 2023-03-08
   price $284,900
7. 2023-01-13
   listed $289,900 Active
8. 2023-01-13
   listed $289,900 Active
9. 2020-09-04
   soldstatus
10. 2020-09-04
    soldstatus
11. 2020-07-24
    listed $209,900
12. 2019-03-26
    soldstatus
13. 2019-03-25
    soldstatus
14. 2019-03-01
    listed $152,000
15. 2018-12-14
    listed $157,780
16. 2016-09-30
    soldstatus
17. 2016-05-09
    listed $124,900
18. 2014-11-24
    soldstatus
19. 2014-11-21
    soldstatus
20. 2014-05-13
    listed $139,970

ⓘ 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: $1,208 · $101/mo
• Projected year-2 tax: $2,619 · $218/mo
• Expected delta: +$1,411/yr (+$118/mo · 116.8%)

ⓘ 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 1/10 Low
• 🌡 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: $26,567
• − Mortgage interest: −$15,124
• − Property taxes: −$1,208
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,125
• − Management: −$2,125
• − Depreciation: −$7,855
• Taxable loss: −$3,220
• Est. tax savings @ 24.0%: +$773
• After-tax cash flow: $2,212/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

+92.9% since first listed

20 events — show timeline

• 2026-04-29 Pending — OGAR
• 2026-04-27 Listed $270,000 OGAR
• 2023-04-19 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-03-08 Price Changed $284,900 SOMO
• 2023-03-08 Price Changed $284,900 OGAR
• 2023-03-08 Price Changed $284,900 Heartland MLS as Distributed by MLS Grid
• 2023-01-13 Listed $289,900 Heartland MLS as Distributed by MLS Grid
• 2023-01-13 Listed $289,900 SOMO
• 2020-09-04 Sold (Public Records) — Public Records
• 2020-09-04 Sold (MLS) — OGAR
• 2020-07-24 Listed $209,900 OGAR
• 2019-03-26 Sold (Public Records) — Public Records
• 2019-03-25 Sold (MLS) — OGAR
• 2019-03-01 Listed $152,000 OGAR
• 2018-12-14 Listed $157,780 OGAR
• 2016-09-30 Sold (MLS) — OGAR
• 2016-05-09 Listed $124,900 OGAR
• 2014-11-24 Sold (Public Records) — Public Records
• 2014-11-21 Sold (MLS) — OGAR
• 2014-05-13 Listed $139,970 OGAR

Property tax history

+2.2%/yr

Latest (2025): $1,208 · +11.7% YoY. Source: county tax records.