1713 S Jackson Ave · Joplin, MO 64804

$174,900

5 bd · 2.0 ba · 2,530 sqft · Other · 32 Days on market

Built 1920 6,250 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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• 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

Everything is brand new down to the studs! Large home with an open floor plan and high ceilings. Must see inside to appreciate the beauty and open space this home has to offer.

Key facts

• Flexible use room
• Modern updates
• Spacious kitchen

Tags

• FENCED-IN BACKYARD
• SPACIOUS KITCHEN
• FLEXIBLE USE ROOM
• MODERN UPDATES
• FUNCTIONAL LAYOUT
• EASY ACCESS TO LOCAL AMENITIES

Property features AI

Exterior

• Parking: No dedicated parking listed
• Security: Smoke detector(s)
• Utilities: Public sewer
• Home design: Single-family residence (freestanding)
• Construction: Vinyl siding; Block foundation; Shingle roof; Built area above grade approximately 2,530
• Exterior features: Wood fencing; Lot dimensions approximately 50 x 125

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Ceiling fan cooling
• Interior features: Ceiling fans; Eat-in kitchen; Pantry

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: Cecil Floyd Elem. (math 28% / reading 33%, grade F, #806 of 1,115 statewide, top 72%, 497 students, 66% FRL); North Middle (math 26% / reading 35%, grade F, #283 of 391 statewide, top 74%, 517 students, 65% FRL).
• Market conditions: Rents rising fast (+15.7%/yr); 355 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 602 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% 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 $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y 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 1920 — 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 $169,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.03% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.96%
• DSCR: 1.40
• GRM: 8.1

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: 2.2%
• Equity multiple: 1.09×
• Total profit: $4,422
• Equity at exit: $26,078

10-year hold

• IRR: 15.9%
• Equity multiple: 2.57×
• Total profit: $77,027
• Equity at exit: $15,122

Cash invested: $48,972 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,807 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$72 /mo · $861/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $365

Break-even live

Break-even rent $1,344

Max offer price $174,900

Occupancy floor 75%

Sensitivity live

Price	-10% $465	-5% $415	+0% $365	+5% $316	+10% $266
Rent	-10% $223	-5% $294	+0% $365	+5% $437	+10% $508
Rate	-1.0pp $454	-0.5pp $410	base $365	+0.5pp $320	+1.0pp $274

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2226 S Moffet Ave Joplin, MO	4.0	2.0	1818	$1,600	$0.88	22d	1	0.48mi

Listing history 24 events

1. 2026-04-30
   status Pending
2. 2026-04-28
   price $174,900
3. 2026-03-30
   status Active
4. 2026-03-25
   status Pending
5. 2026-03-24
   listed $180,000 Active
6. 2024-07-12
   soldstatus Closed 176-char remark

   Show marketing remark (176 chars)

   Everything is brand new down to the studs! Large home with an open floor plan and high ceilings. Must see inside to appreciate the beauty and open space this home has to offer.

7. 2024-07-12
   soldstatus

   Show marketing remark (176 chars)

   Everything is brand new down to the studs! Large home with an open floor plan and high ceilings. Must see inside to appreciate the beauty and open space this home has to offer.

8. 2024-05-10
   status Pending 176-char remark

   Show marketing remark (176 chars)

   Everything is brand new down to the studs! Large home with an open floor plan and high ceilings. Must see inside to appreciate the beauty and open space this home has to offer.

9. 2023-11-28
   listed $188,950 Active 176-char remark

   Show marketing remark (176 chars)

   Everything is brand new down to the studs! Large home with an open floor plan and high ceilings. Must see inside to appreciate the beauty and open space this home has to offer.

10. 2023-11-28
    listed $188,950 Active

    Show marketing remark (176 chars)

    Everything is brand new down to the studs! Large home with an open floor plan and high ceilings. Must see inside to appreciate the beauty and open space this home has to offer.

11. 2023-10-03
    listed $199,900 Active
12. 2023-09-19
    price $199,900
13. 2023-08-22
    price $205,000
14. 2023-04-03
    soldstatus Closed
15. 2023-04-03
    soldstatus Closed
16. 2023-04-03
    soldstatus
17. 2023-03-22
    status Pending
18. 2023-03-22
    status Pending
19. 2023-03-14
    listed $59,900 Active
20. 2023-03-14
    listed $59,900 Active
21. 2020-02-28
    soldstatus
22. 2020-02-14
    soldstatus
23. 2020-01-08
    listed $15,000
24. 1991-02-05
    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: $861 · $72/mo
• Projected year-2 tax: $1,697 · $141/mo
• Expected delta: +$836/yr (+$70/mo · 97.0%)

ⓘ 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 ≥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: $21,681
• − Mortgage interest: −$9,797
• − Property taxes: −$861
• − Insurance: −$874
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − Depreciation: −$5,088
• Taxable income: $1,591
• Est. tax owed @ 24.0%: −$382
• After-tax cash flow: $4,004/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

+1066.0% since first listed

24 events — show timeline

• 2026-04-30 Pending — OGAR
• 2026-04-28 Price Changed $174,900 OGAR
• 2026-03-30 Relisted — OGAR
• 2026-03-25 Pending — OGAR
• 2026-03-24 Listed $180,000 OGAR
• 2024-07-12 Sold (Public Records) — Public Records
• 2024-07-12 Sold (MLS) — OGAR
• 2024-05-10 Pending — OGAR
• 2023-11-28 Listed $188,950 SOMO
• 2023-11-28 Listed $188,950 OGAR
• 2023-10-03 Listed $199,900 SOMO
• 2023-09-19 Price Changed $199,900 OGAR
• 2023-08-22 Price Changed $205,000 OGAR
• 2023-04-03 Sold (Public Records) — Public Records
• 2023-04-03 Sold (MLS) — SOMO
• 2023-04-03 Sold (MLS) — OGAR
• 2023-03-22 Pending — OGAR
• 2023-03-22 Pending — SOMO
• 2023-03-14 Listed $59,900 SOMO
• 2023-03-14 Listed $59,900 OGAR
• 2020-02-28 Sold (MLS) — OGAR
• 2020-02-14 Sold (Public Records) — Public Records
• 2020-01-08 Listed $15,000 OGAR
• 1991-02-05 Sold (Public Records) — Public Records

Property tax history

+10.4%/yr

Latest (2025): $861 · +13.3% YoY. Source: county tax records.