2317 W 23rd St · Joplin, MO 64804

$189,900

3 bd · 2.0 ba · 1,288 sqft · Other public records · 60 Days on market

Built 2004 9,583 sqft lot ↓ 12% since listing

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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 +13.5/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• DSCR +4.1/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This one is just too cute to pass up! 💕 Featuring 3 bedrooms and 2 full baths, this home offers the sweetest split floor plan that makes everyday living feel easy and comfortable. The cozy eat-in kitchen is the heart of the home and opens up to a HUGE fenced backyard--perfect for kids, pets, or weekend gatherings. With fresh paint and updated flooring throughout, it feels like a breath of fresh air the moment you walk in. This home is absolutely bursting with excitement and ready to welcome its next owners!

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 2004

Property features AI

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $190k.

Deal economics

• At list price, monthly cash flow is $6 ($73/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 $147k (22.6% below list).
• Recommended offer: $147k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 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); 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; 12 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

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 $147,074 (22.6% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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: 0.77% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 10.8

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: -11.3%
• Equity multiple: 0.57×
• Total profit: $-22,688
• Equity at exit: $28,315

10-year hold

• IRR: 3.4%
• Equity multiple: 1.30×
• Total profit: $15,815
• Equity at exit: $16,419

Cash invested: $53,172 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,471 high
• Mortgage (P&I): −$996
• Tax from tax record: −$81 /mo · $970/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $6

Break-even live

Break-even rent $1,463

Max offer price $189,900

Occupancy floor 95%

Sensitivity live

Price	-10% $114	-5% $60	+0% $6	+5% $-48	+10% $-101
Rent	-10% $-110	-5% $-52	+0% $6	+5% $64	+10% $122
Rate	-1.0pp $102	-0.5pp $54	base $6	+0.5pp $-43	+1.0pp $-93

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2515 S Willard Ave Joplin, MO	3.0	2.0	1500	$1,600	$1.07	23d	1	0.26mi
2019 W 26th St Joplin, MO	2.0	2.0	1000	$1,100	$1.10	23d	1	0.31mi
2521 S Tyler Ave Joplin, MO	3.0	2.0	1500	$1,700	$1.13	23d	1	0.38mi
2002 W 11th St Joplin, MO	3.0	1.0	1200	$1,200	$1.00	23d	1	0.87mi
1907 S Picher Ave Joplin, MO	2.0	1.0	1032	$900	$0.87	23d	1	0.90mi
2012 S Connor Ave Joplin, MO	3.0	2.0	1379	$1,595	$1.16	23d	1	1.03mi
2226 S Moffet Ave Joplin, MO	4.0	2.0	1818	$1,600	$0.88	23d	1	1.21mi
2010 S Moffet Ave Joplin, MO	2.0	1.0	1000	$950	$0.95	23d	1	1.22mi
2602 S Moffet Ave Joplin, MO	3.0	2.0	1214	$1,300	$1.07	23d	1	1.23mi
2201 S Pearl Ave Joplin, MO	3.0	2.0	1487	$1,475	$0.99	23d	1	1.36mi
623 W Junge Blvd Joplin, MO	3.0	2.0	1217	$1,500	$1.23	23d	1	1.37mi
2830 S Pearl Ave Joplin, MO	2.0	2.0	1000	$1,200	$1.20	23d	1	1.42mi

Listing history 7 events

1. 2026-05-20
   status Pending
2. 2026-05-08
   price $189,900
3. 2026-05-01
   price $199,900
4. 2026-04-10
   price $204,900
5. 2026-03-20
   listed $214,900 Active
6. 2024-10-02
   soldstatus
7. 2004-08-26
   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: $970 · $81/mo
• Projected year-2 tax: $1,842 · $154/mo
• Expected delta: +$872/yr (+$73/mo · 89.8%)

ⓘ 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 4/10 Moderate
• 🌡 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: $17,649
• − Mortgage interest: −$10,637
• − Property taxes: −$970
• − Insurance: −$950
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$5,524
• Taxable loss: −$3,256
• Est. tax savings @ 24.0%: +$782
• After-tax cash flow: $854/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

-11.6% since first listed

7 events — show timeline

• 2026-05-20 Pending — OGAR
• 2026-05-08 Price Changed $189,900 OGAR
• 2026-05-01 Price Changed $199,900 OGAR
• 2026-04-10 Price Changed $204,900 OGAR
• 2026-03-20 Listed $214,900 OGAR
• 2024-10-02 Sold (Public Records) — Public Records
• 2004-08-26 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $970 · +12.2% YoY. Source: county tax records.