305 S Saint Louis Ave · Joplin, MO 64801

$92,500

3 bd · 1.0 ba · 900 sqft · Other public records · 62 Days on market

Built 1920

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Good Rental investment, New roof new HVAC, some new windows, new hot water heater

Key facts

• Remodeled bathroom
• New hvac
• Remodeled kitchen

Tags

• NEW ROOF
• NEW HVAC
• NEW WINDOWS
• REMODELED KITCHEN
• REMODELED BATHROOM
• NEW PIPED BELOW GROUND

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $92k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $87k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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 (+3.0%/yr); 371 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $640 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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.
• Current owner paid $12k; list at $92k implies a 671% gain — meaningful room to come down on a strong offer.

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 $86,950 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. 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.
8. 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.
9. 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: 1.25% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.74%
• DSCR: 1.74
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.95% rent growth · sell at horizon

5-year hold

• IRR: 7.8%
• Equity multiple: 1.31×
• Total profit: $7,925
• Equity at exit: $13,792

10-year hold

• IRR: 17.0%
• Equity multiple: 2.40×
• Total profit: $36,138
• Equity at exit: $7,998

Cash invested: $25,900 (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 64801

• Rents YoY: 3.0%
• Active inventory: 371
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,153 high
• Mortgage (P&I): −$485
• Tax from tax record: −$26 /mo · $312/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $361

Break-even live

Break-even rent $696

Max offer price $92,500

Occupancy floor 64%

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1012 Central St Joplin, MO	3.0	2.0	1100	$1,395	$1.27	21d	1	0.43mi
120 S Brownell Ave Joplin, MO	3.0	1.0	1092	$900	$0.82	21d	1	0.46mi
1013 Broadway St Joplin, MO	3.0	1.0	917	$995	$1.09	21d	1	0.47mi
1119 S Saint Louis Ave Joplin, MO	2.0	1.5	904	$1,100	$1.22	21d	1	0.64mi
1880 E Kensington St Joplin, MO	3.0	2.0	1036	$1,400	$1.35	21d	1	0.94mi
1715 Wisconsin Ave #2 Joplin, MO	2.0	2.0	1000	$900	$0.90	21d	1	1.15mi
2901 E 15th St Joplin, MO	2.0	1.0	1035	$1,250	$1.21	21d	1	1.27mi
524 S Moffet Ave Joplin, MO	3.0	1.0	900	$855	$0.95	21d	1	1.36mi
801 Greenwood Dr Joplin, MO	3.0	2.0	1050	$1,400	$1.33	21d	1	1.44mi
3430 Newman Rd Apt 105 Joplin, MO	2.0	2.0	943	$875	$0.93	21d	1	1.48mi

Listing history 27 events

1. 2026-06-19
   days on market $92,500 Active 62 DOM
2. 2026-06-18
   days on market $92,500 Active 61 DOM
3. 2026-06-17
   days on market $92,500 Active 60 DOM
4. 2026-06-16
   days on market $92,500 Active 59 DOM
5. 2026-06-15
   days on market $92,500 Active 58 DOM
6. 2026-06-14
   days on market $92,500 Active 56 DOM
7. 2026-06-13
   days on market $92,500 Active 55 DOM
8. 2026-06-10
   days on market $92,500 Active 53 DOM
9. 2026-06-09
   days on market $92,500 Active 52 DOM
10. 2026-06-08
    days on market $92,500 Active 51 DOM
11. 2026-06-07
    days on market $92,500 Active 50 DOM
12. 2026-06-05
    days on market $92,500 Active 47 DOM
13. 2026-06-03
    days on market $92,500 Active 46 DOM
14. 2026-06-02
    days on market $92,500 Active 45 DOM
15. 2026-06-01
    days on market $92,500 Active 44 DOM
16. 2026-05-31
    days on market $92,500 Active 43 DOM
17. 2026-05-30
    days on market $92,500 Active 42 DOM
18. 2026-04-17
    listed $92,500 Active
19. 2026-02-18
    listed $106,000 Active
20. 2022-01-18
    soldstatus
21. 2020-01-17
    soldstatus 81-char remark

    Show marketing remark (81 chars)

    Good Rental investment, New roof new HVAC, some new windows, new hot water heater

22. 2020-01-17
    soldstatus

    Show marketing remark (81 chars)

    Good Rental investment, New roof new HVAC, some new windows, new hot water heater

23. 2019-07-18
    listed $29,900 81-char remark

    Show marketing remark (81 chars)

    Good Rental investment, New roof new HVAC, some new windows, new hot water heater

24. 2018-08-20
    soldstatus $12,000
25. 2018-08-17
    soldstatus
26. 2018-06-26
    listed $12,250
27. 2001-12-28
    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: $312 · $26/mo
• Projected year-2 tax: $897 · $75/mo
• Expected delta: +$585/yr (+$49/mo · 187.5%)

ⓘ 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 3/10 Moderate
• 🌡 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: $13,836
• − Mortgage interest: −$5,181
• − Property taxes: −$312
• − Insurance: −$462
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$2,691
• Taxable income: $2,976
• Est. tax owed @ 24.0%: −$714
• After-tax cash flow: $3,621/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: Jasper County · 79,035 people
• City population: 73,303
• Metro: Joplin, MO
• Population (ZIP): 36,287
• Household income: $52,620
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1710.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 8% Hispanic / Latino 6% Black 3% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 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: ▼ -174.15%
• Current HPI: 248.5056
• Rent YoY: ▲ 2.95%
• 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

+655.1% since first listed

10 events — show timeline

• 2026-04-17 Listed $92,500 Fizber.com
• 2026-02-18 Listed $106,000 SOMO
• 2022-01-18 Sold (Public Records) — Public Records
• 2020-01-17 Sold (Public Records) — Public Records
• 2020-01-17 Sold (MLS) — OGAR
• 2019-07-18 Listed $29,900 OGAR
• 2018-08-20 Sold (Public Records) $12,000 Public Records
• 2018-08-17 Sold (MLS) — OGAR
• 2018-06-26 Listed $12,250 OGAR
• 2001-12-28 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $312 · +46.3% YoY. Source: county tax records.