211 S Jackson Ave · Joplin, MO 64801

$189,999

4 bd · 2.5 ba · 2,416 sqft · Other · 176 Days on market

Built 1900 6,250 sqft lot ↓ 14% since listing

---

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 +15.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step inside this beautifully preserved 4-bedroom, 2.5-bath two-story home built in 1900, where history and comfort come together in perfect balance. Just minutes from downtown Joplin, this home invites you to slow down and enjoy a simpler pace of life -- morning coffee on the round front porch, sunlight dancing across stained glass windows, and the warmth of original hardwood floors underfoot. Inside, you'll find spacious rooms, elegant pocket doors, and a built-in china cabinet that turns everyday dining into a nostalgic experience. Whether hosting friends for dinner or curling up with a book by the window, this home offers space and soul in equal measure. When it's time to unwind outdoors

Key facts

• Large back deck
• Round front porch
• Leaded glass windows

Tags

• ROUND FRONT PORCH
• LEADED GLASS WINDOWS
• ORIGINAL HARDWOOD FLOORS
• ELEGANT POCKET DOORS
• BUILT-IN CHINA CABINET
• LARGE BACK DECK

Property features AI

Exterior

• Parking: Has garage; 2 garage spaces; 2-car detached garage and 1-car detached garage
• Security: Smoke detector(s)
• Utilities: Public sewer
• Home design: Single family residence (freestanding); Residential property
• Construction: Cement siding and brick exterior; Stone foundation; Rolled/hot mop roof; Shingle roof; Built above grade finished area 2,416
• Exterior features: Covered porch; Deck; 50 x 125 lot dimensions

Interior

• Kitchen: Electric range; Dishwasher
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Ceiling fans; Attic fan; Has cooling
• Interior features: Ceiling fans; Pantry; 8 total rooms; Has crawl space/partial unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $190k.

Deal economics

• At list price, monthly cash flow is $62 ($740/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 $155k (18.7% below list).
• Recommended offer: $155k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Dover Hill Elementary (351 students, 73% FRL); North Middle (math 26% / reading 35%, grade F, #283 of 391 statewide, top 74%, 517 students, 65% FRL) — zoned schools average 69% FRL vs 54% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 371 active listings in the ZIP; 602 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($53k/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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $32k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $154,537 (18.7% below list)

Questions for the listing agent

1. It's been on market 176 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.39%
• DSCR: 1.06
• GRM: 10.2

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-27,009
• Equity at exit: $28,329

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-19,068
• Equity at exit: $16,428

Cash invested: $53,200 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,545 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$84 /mo · $1,003/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $62

Break-even live

Break-even rent $1,467

Max offer price $189,999

Occupancy floor 91%

Sensitivity live

Price	-10% $169	-5% $115	+0% $62	+5% $8	+10% $-46
Rent	-10% $-60	-5% $1	+0% $62	+5% $123	+10% $184
Rate	-1.0pp $157	-0.5pp $110	base $62	+0.5pp $12	+1.0pp $-38

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-10
   days on market $189,999 Active 176 DOM
2. 2026-06-09
   days on market $189,999 Active 175 DOM
3. 2026-06-08
   days on market $189,999 Active 174 DOM
4. 2026-06-07
   days on market $189,999 Active 173 DOM
5. 2026-06-05
   days on market $189,999 Active 170 DOM
6. 2026-06-03
   days on market $189,999 Active 169 DOM
7. 2026-06-03
   status $189,999 Active 168 DOM
8. 2026-05-09
   status Pending
9. 2026-05-04
   status Active
10. 2026-05-04
    status Pending
11. 2026-03-30
    status Active
12. 2026-03-15
    status Pending
13. 2026-02-23
    price $189,999
14. 2026-01-21
    price $199,000
15. 2026-01-02
    price $205,000
16. 2025-12-09
    price $211,000
17. 2025-11-18
    price $217,000
18. 2025-11-05
    listed $222,000 Active
19. 2017-11-07
    soldstatus
20. 2011-06-17
    soldstatus
21. 2005-05-16
    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: $1,003 · $84/mo
• Projected year-2 tax: $1,843 · $154/mo
• Expected delta: +$840/yr (+$70/mo · 83.7%)

ⓘ 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 100% 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: $18,544
• − Mortgage interest: −$10,643
• − Property taxes: −$1,003
• − Insurance: −$950
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$5,527
• Taxable loss: −$2,546
• Est. tax savings @ 24.0%: +$611
• After-tax cash flow: $1,351/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

-14.4% since first listed

14 events — show timeline

• 2026-05-09 Pending — OGAR
• 2026-05-04 Relisted — OGAR
• 2026-05-04 Pending — OGAR
• 2026-03-30 Relisted — OGAR
• 2026-03-15 Pending — OGAR
• 2026-02-23 Price Changed $189,999 OGAR
• 2026-01-21 Price Changed $199,000 OGAR
• 2026-01-02 Price Changed $205,000 OGAR
• 2025-12-09 Price Changed $211,000 OGAR
• 2025-11-18 Price Changed $217,000 OGAR
• 2025-11-05 Listed $222,000 OGAR
• 2017-11-07 Sold (Public Records) — Public Records
• 2011-06-17 Sold (Public Records) — Public Records
• 2005-05-16 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,003 · +13.8% YoY. Source: county tax records.