2127 Byers Ave · Joplin, MO 64804

$125,000

3 bd · 1.0 ba · 1,020 sqft · Other public records · 7 Days on market

Built 1903

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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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• 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 MLS

Affordable and move-in ready 2-bedroom, 1-bath (Jack-and-Jill style) home offers 1,020 square feet of comfortable living space. Newer flooring throughout the living and bedrooms, complemented by fresh interior paint that gives it a clean, updated feel. Eat-In kitchen provides convenience with a gas range and refrigerator and the bathroom features a practical tub/shower combination. You'll also find washer and dryer hookups for added functionality. Outside, enjoy a fully fenced backyard with chain-link fencing and a detached one-car garage, on corner lot. With its thoughtful updates and spacious layout, this home is a great opportunity for first-time buyers, downsizers, or investors.

Key facts

• Remodeled
• Fenced yard
• Good neighborhood

Tags

• REMODELED
• CORNER LOT
• DETACHED GARAGE
• FENCED YARD
• GOOD NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 9.4% 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: schools D+, crime F, amenities 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.
• Market conditions: Rents rising fast (+15.7%/yr); 353 active listings in the ZIP; 15 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 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

• Watch-outs: built in 1903 — 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 $125,000

Questions for the listing agent

1. Built in 1903 — 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. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.92%
• DSCR: 1.49
• GRM: 7.7

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: 5.0%
• Equity multiple: 1.20×
• Total profit: $7,086
• Equity at exit: $18,638

10-year hold

• IRR: 18.2%
• Equity multiple: 2.84×
• Total profit: $64,416
• Equity at exit: $10,808

Cash invested: $35,000 (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: 353
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,344 high
• Mortgage (P&I): −$656
• Tax from tax record: −$36 /mo · $431/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $319

Break-even live

Break-even rent $941

Max offer price $125,000

Occupancy floor 71%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	21d	1	0.09mi
2010 S Moffet Ave Joplin, MO	2.0	1.0	1000	$950	$0.95	21d	1	0.16mi
2012 S Connor Ave Joplin, MO	3.0	2.0	1379	$1,595	$1.16	21d	1	0.29mi
2602 S Moffet Ave Joplin, MO	3.0	2.0	1214	$1,300	$1.07	21d	1	0.35mi
1907 S Picher Ave Joplin, MO	2.0	1.0	1032	$900	$0.87	21d	1	0.47mi
1806 Pennsylvania Ave Joplin, MO	3.0	1.0	1295	$1,050	$0.81	21d	1	0.49mi
2830 S Pearl Ave Joplin, MO	2.0	2.0	1000	$1,200	$1.20	21d	1	0.56mi
623 W Junge Blvd Joplin, MO	3.0	2.0	1217	$1,500	$1.23	21d	1	0.72mi
3117 S Wall Ave Joplin, MO	2.0	1.0	944	$1,095	$1.16	21d	1	0.80mi
1715 Wisconsin Ave #2 Joplin, MO	2.0	2.0	1000	$900	$0.90	21d	1	1.02mi
2521 S Tyler Ave Joplin, MO	3.0	2.0	1500	$1,700	$1.13	21d	1	1.03mi
2515 S Willard Ave Joplin, MO	3.0	2.0	1500	$1,600	$1.07	21d	1	1.18mi
2019 W 26th St Joplin, MO	2.0	2.0	1000	$1,100	$1.10	21d	1	1.18mi
524 S Moffet Ave Joplin, MO	3.0	1.0	900	$855	$0.95	21d	1	1.31mi
2002 W 11th St Joplin, MO	3.0	1.0	1200	$1,200	$1.00	21d	1	1.44mi

Listing history 6 events

1. 2026-06-16
   days on market $125,000 Active 7 DOM
2. 2026-06-15
   days on market $125,000 Active 6 DOM
3. 2026-06-14
   days on market $125,000 Active 4 DOM
4. 2026-06-13
   days on market $125,000 Active 3 DOM
5. 2026-06-10
   remarks 88-char remark
6. 2026-06-10
   listed $125,000 Active 1 DOM

ⓘ 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: $431 · $36/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$782/yr (+$65/mo · 181.6%)

ⓘ 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 6/10 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: $16,132
• − Mortgage interest: −$7,002
• − Property taxes: −$431
• − Insurance: −$625
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$3,636
• Taxable income: $1,857
• Est. tax owed @ 24.0%: −$446
• After-tax cash flow: $3,377/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

+5.9% since first listed

5 events — show timeline

• 2026-06-09 Listed $125,000 FSBO.com
• 2026-04-24 Sold (Public Records) — Public Records
• 2026-04-22 Sold (MLS) — OGAR
• 2026-03-18 Pending — OGAR
• 2026-03-05 Listed $118,000 OGAR

Property tax history

+2.4%/yr

Latest (2025): $431 · +11.9% YoY. Source: county tax records.