2520 W 4th St · Joplin, MO 64801

$114,900

3 bd · 1.0 ba · 862 sqft · Other public records · 18 Days on market

Built 1900 6,098 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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• 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

This home packs quite a few surprising punches- WOW! You will be impressed with this recently redone home featuring a beautiful eat-kitchen with nice kitchen cabinets, updated flooring throughout, spacious bathroom, open floor plan, fenced yard with storage. MUST SEE!

Key facts

• Firepit
• Large backyard
• 6,098 sq ft lot

Tags

• LARGE BACKYARD
• FIREPIT

Property features AI

Exterior

• Parking: No dedicated parking
• Security: Smoke detectors
• Utilities: Public sewer
• Home design: Single-family residence, freestanding
• Construction: Vinyl siding and stone exterior; Block foundation; Shingle roof; Built as a residential single-family home
• Exterior features: Covered porch; Chain link fencing; Storage structure on property; Level topography

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas central heating; Ceiling fan cooling
• Interior features: Ceiling fans; Eat-in kitchen; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/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 $114k (1.2% below list).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: Jefferson Elem. (math 32% / reading 42%, grade F, #611 of 1,115 statewide, top 59%, 192 students, 75% FRL); North Middle (math 26% / reading 35%, grade F, #283 of 391 statewide, top 74%, 517 students, 65% FRL) — zoned schools average 70% FRL vs 54% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 371 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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 1900 — 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 $113,176 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 0.99% ✗
• Cap rate: 8.48%
• Cash-on-cash: 7.83%
• DSCR: 1.35
• GRM: 8.4

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-5,359
• Equity at exit: $17,132

10-year hold

• IRR: 5.1%
• Equity multiple: 1.38×
• Total profit: $12,113
• Equity at exit: $9,934

Cash invested: $32,172 (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 64801

• Rents YoY: 3.0%
• Active inventory: 371
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,136 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $210

Break-even live

Break-even rent $870

Max offer price $114,900

Occupancy floor 77%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 N Connor Ave Joplin, MO	2.0	1.0	1072	$1,000	$0.93	20d	1	1.35mi
524 S Moffet Ave Joplin, MO	3.0	1.0	900	$855	$0.95	20d	1	1.47mi

Listing history 32 events

1. 2026-06-19
   days on market $114,900 Active 18 DOM
2. 2026-06-18
   days on market $114,900 Active 17 DOM
3. 2026-06-17
   days on market $114,900 Active 16 DOM
4. 2026-06-17
   status $114,900 Active 15 DOM
5. 2026-06-13
   statusdays on market $114,900 Pending 15 DOM
6. 2026-06-10
   days on market $114,900 Active 14 DOM
7. 2026-06-09
   days on market $114,900 Active 13 DOM
8. 2026-06-08
   days on market $114,900 Active 12 DOM
9. 2026-06-07
   days on market $114,900 Active 11 DOM
10. 2026-06-05
    pricedays on market $114,900 Active 8 DOM
11. 2026-06-03
    days on market $119,900 Active 7 DOM
12. 2026-06-02
    days on market $119,900 Active 6 DOM
13. 2026-06-01
    days on market $119,900 Active 5 DOM
14. 2026-05-31
    days on market $119,900 Active 4 DOM
15. 2026-05-30
    days on market $119,900 Active 3 DOM
16. 2026-05-27
    listed $119,900 Active
17. 2023-06-30
    soldstatus Closed 268-char remark

    Show marketing remark (268 chars)

    This home packs quite a few surprising punches- WOW! You will be impressed with this recently redone home featuring a beautiful eat-kitchen with nice kitchen cabinets, updated flooring throughout, spacious bathroom, open floor plan, fenced yard with storage. MUST SEE!

18. 2023-06-30
    soldstatus

    Show marketing remark (268 chars)

    This home packs quite a few surprising punches- WOW! You will be impressed with this recently redone home featuring a beautiful eat-kitchen with nice kitchen cabinets, updated flooring throughout, spacious bathroom, open floor plan, fenced yard with storage. MUST SEE!

19. 2023-06-05
    status Pending 268-char remark

    Show marketing remark (268 chars)

    This home packs quite a few surprising punches- WOW! You will be impressed with this recently redone home featuring a beautiful eat-kitchen with nice kitchen cabinets, updated flooring throughout, spacious bathroom, open floor plan, fenced yard with storage. MUST SEE!

20. 2023-05-30
    price $109,500 268-char remark

    Show marketing remark (268 chars)

    This home packs quite a few surprising punches- WOW! You will be impressed with this recently redone home featuring a beautiful eat-kitchen with nice kitchen cabinets, updated flooring throughout, spacious bathroom, open floor plan, fenced yard with storage. MUST SEE!

21. 2023-05-26
    status Active 268-char remark

    Show marketing remark (268 chars)

    This home packs quite a few surprising punches- WOW! You will be impressed with this recently redone home featuring a beautiful eat-kitchen with nice kitchen cabinets, updated flooring throughout, spacious bathroom, open floor plan, fenced yard with storage. MUST SEE!

22. 2023-05-15
    status Pending 268-char remark

    Show marketing remark (268 chars)

    This home packs quite a few surprising punches- WOW! You will be impressed with this recently redone home featuring a beautiful eat-kitchen with nice kitchen cabinets, updated flooring throughout, spacious bathroom, open floor plan, fenced yard with storage. MUST SEE!

23. 2023-04-10
    listed $114,500 Active 268-char remark

    Show marketing remark (268 chars)

    This home packs quite a few surprising punches- WOW! You will be impressed with this recently redone home featuring a beautiful eat-kitchen with nice kitchen cabinets, updated flooring throughout, spacious bathroom, open floor plan, fenced yard with storage. MUST SEE!

24. 2021-01-25
    soldstatus
25. 2021-01-22
    soldstatus 351-char remark

    Show marketing remark (351 chars)

    Great starter or investment property. Nothing to be done except move in. 2 Bedrooms, 1 bath with open living area and kitchen. New HVAC unit, new hot water heater, new PEX plumbing, new wiring, new windows, new roof and decking, new siding, new appliances, flooring, cabinets - PLUS more! You won't be disappointed. Fenced lot. Storage building stays.

26. 2020-11-09
    listed $82,500 351-char remark

    Show marketing remark (351 chars)

    Great starter or investment property. Nothing to be done except move in. 2 Bedrooms, 1 bath with open living area and kitchen. New HVAC unit, new hot water heater, new PEX plumbing, new wiring, new windows, new roof and decking, new siding, new appliances, flooring, cabinets - PLUS more! You won't be disappointed. Fenced lot. Storage building stays.

27. 2019-11-22
    soldstatus
28. 2019-11-22
    soldstatus
29. 2019-11-22
    soldstatus
30. 2019-09-19
    listed $21,000
31. 2019-09-19
    listed $21,000
32. 1992-02-19
    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: $444 · $37/mo
• Projected year-2 tax: $1,115 · $93/mo
• Expected delta: +$671/yr (+$56/mo · 151.1%)

ⓘ 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: $13,629
• − Mortgage interest: −$6,436
• − Property taxes: −$444
• − Insurance: −$574
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$3,343
• Taxable income: $652
• Est. tax owed @ 24.0%: −$156
• After-tax cash flow: $2,362/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

+471.0% since first listed

17 events — show timeline

• 2026-05-27 Listed $119,900 OGAR
• 2023-06-30 Sold (Public Records) — Public Records
• 2023-06-30 Sold (MLS) — OGAR
• 2023-06-05 Pending — OGAR
• 2023-05-30 Price Changed $109,500 OGAR
• 2023-05-26 Relisted — OGAR
• 2023-05-15 Pending — OGAR
• 2023-04-10 Listed $114,500 OGAR
• 2021-01-25 Sold (Public Records) — Public Records
• 2021-01-22 Sold (MLS) — OGAR
• 2020-11-09 Listed $82,500 OGAR
• 2019-11-22 Sold (Public Records) — Public Records
• 2019-11-22 Sold (MLS) — SOMO
• 2019-11-22 Sold (MLS) — OGAR
• 2019-09-19 Listed $21,000 SOMO
• 2019-09-19 Listed $21,000 OGAR
• 1992-02-19 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $444 · +12.8% YoY. Source: county tax records.